Your questions about Virginia real estate, answered

Once you are under contract, the closing process typically takes 30 to 45 days for conventional and VA loans. Cash purchases can close in as few as two to three weeks. The total timeline from starting your search to handing over the keys varies depending on market conditions and your financing, but having your pre-approval in place early keeps things moving.

Credit score requirements depend on your loan type. VA loans generally require a minimum of 580 to 620, FHA loans require at least 580 for a 3.5% down payment, and conventional loans typically need a score of 620 or higher. Some lenders have their own additional requirements, so it is worth shopping around. I can connect you with trusted local lenders who can review your situation.

It depends on your loan type. VA loans offer zero down payment for eligible military borrowers — one of the most powerful homeownership tools available. Conventional loans typically require 3% to 20% down, and FHA loans require as little as 3.5%. Your down payment amount also affects your monthly payment and whether you need to pay private mortgage insurance, so we will look at the numbers together.

In Virginia, buyers typically pay between 2% and 5% of the purchase price in closing costs. On a $400,000 home, that works out to roughly $8,000 to $20,000. Closing costs include loan origination fees, title insurance, attorney fees, recording fees, and prepaid property taxes. With a VA loan, some costs may be limited or covered by the seller, and the VA funding fee can be financed into the loan in most cases.

The process starts with getting pre-approved for a mortgage, then working with an agent to search for homes that fit your needs. Once you find the right property, you make an offer, go under contract, complete a home inspection, finalize your financing, and attend a final walkthrough before closing. I guide you through each step and coordinate with lenders, inspectors, and the title company to keep everything on track.

A Military Relocation Professional is a REALTOR® who has earned a specialized certification through the National Association of REALTORS® for expertise in assisting military members with their moves. As an MRP and a Navy veteran's wife, I understand the unique timelines, VA loan benefits, and challenges that come with a PCS move. This certification means I am trained to help service members and their families navigate every step of a military relocation.

When you receive PCS orders to Fort Gregg-Adams (formerly Fort Lee), you will want to start your home search as early as possible — ideally 60 to 90 days before your report date. I can arrange remote video tours, narrow down neighborhoods that fit your commute and lifestyle, and coordinate inspections and closing logistics so you are ready to move in when you arrive. I also help with BAH-based budgeting to make sure your housing allowance goes further.

Yes — you can use your VA loan benefit multiple times. As long as you have remaining entitlement or have restored your full entitlement after paying off a previous VA loan, you can use it again for your next home. This makes the VA loan one of the most valuable recurring benefits of military service. I can help you work with a VA-experienced lender to determine your available entitlement.

This is one of the most common concerns for military families, and there are several strategies to handle it. We can discuss pricing strategies to attract buyers quickly, explore rent-back agreements, or coordinate with a property manager if needed. My nationwide referral network through Better Homes and Gardens Real Estate also means I can connect you with a trusted agent at your new duty station while keeping your Virginia sale on track.

As soon as you get your orders — or even before, if you know a move is likely. Starting 60 to 90 days before your report date gives you the best window to search, negotiate, and close without feeling rushed. For families relocating from out of state, beginning three to four months out allows time for remote tours and travel for house-hunting trips. I can start pulling together market briefings and neighborhood options the moment you reach out.

Start with decluttering, deep cleaning, and making any minor repairs that could create a distraction during showings. Curb appeal matters — fresh mulch, a clean entryway, and trimmed landscaping make a strong first impression. I provide a detailed preparation checklist and connect you with trusted contractors, stagers, and photographers to make sure your home shows at its best from day one.

In the Richmond metro area, homes typically spend about 22 to 31 days on the market depending on the season and price range. Well-priced homes in desirable neighborhoods often move faster and may attract multiple offers. I use current market data from the Central Virginia Regional MLS to set a pricing strategy that attracts buyers while maximizing your return.

A listing agent represents the seller and is responsible for marketing the property, pricing it correctly, negotiating offers, and guiding the seller through closing. A selling agent — also called a buyer's agent — represents the buyer in the transaction. As your listing agent, my focus is on getting you the best possible price and terms while making the process as smooth as possible.

Not necessarily every repair, but addressing obvious issues can make a meaningful difference in how buyers perceive your home and what they are willing to offer. Major structural or safety issues should be addressed, while cosmetic updates like fresh paint or updated fixtures can offer a strong return. During our pre-listing consultation, I will walk through your home and recommend the repairs and improvements that make the most financial sense for your situation.

New construction homes come with modern energy-efficient materials and systems, custom finish selections, and the peace of mind that everything — from the roof to the HVAC — is brand new. You will spend less on maintenance and repairs in the early years, and many builders offer smart-home features and open floor plans designed for today's lifestyle. New construction communities in the Richmond area also tend to include amenities like pools, trails, and community spaces.

While you are not required to have an agent, having one is strongly recommended. The builder's sales agent represents the builder's interests, not yours. As your buyer's agent, I can help you navigate the builder's contract, negotiate pricing or upgrades, review design center selections, and ensure your interests are protected throughout the construction process — all at no cost to you since the builder typically covers buyer-agent compensation.

A builder warranty is a guarantee that covers defects in materials, workmanship, and structural components of a newly built home. In Virginia, state law (VA Code § 55.1-357) provides an implied warranty requiring builders to deliver homes free from structural defects. This generally covers materials and workmanship for one year and structural elements for up to five years. Many builders also offer additional limited warranties with specific coverage periods and procedures.

Yes — though the amount of negotiation depends on the builder, the community, and market conditions. Builders may be willing to negotiate on price, closing cost credits, upgrades, or incentives like rate buydowns, especially if the community has been active for a while or if you are buying a quick-move-in home. I track builder incentives across the Richmond area and can help you identify where there is room to negotiate.

Buying land is different from buying a home — you need to verify zoning, confirm the parcel can support a septic system through a soil evaluation, check for utility access, and obtain a professional land survey. In many parts of Virginia, you should also check whether the property falls under the Chesapeake Bay Preservation Act, which can affect what you are allowed to build. I work with local surveyors, soil scientists, and builders to make sure you have all the information before you close.

Not always. Whether you can build depends on the property's zoning classification, any deed restrictions or HOA covenants, soil conditions, and local building regulations. Some parcels may be zoned for agricultural use only, or may lack the soil quality to support a septic system. A soil evaluation and zoning confirmation are essential first steps. I can help you research these requirements before you commit to a purchase.

Zoning requirements vary by county and municipality in Virginia. Each locality has its own zoning ordinance that determines what types of structures can be built, lot coverage limits, setbacks, and permitted uses. For example, a residentially zoned parcel may allow a single-family home but prohibit accessory structures above a certain size. I work with local planning offices to confirm what is permitted on any parcel you are considering.

A licensed land surveyor can establish the exact boundaries of a property, identify easements, and flag any encroachments or encumbrances. For a standard boundary survey, you can hire a local surveyor directly — I can recommend professionals who work regularly in the Richmond and Hampton Roads areas. For purchases involving financing or title insurance, an ALTA/NSPS survey provides the most comprehensive documentation and is often required by lenders.

Virginia offers several programs through Virginia Housing (formerly VHDA), including a Down Payment Assistance Grant of up to 2.5% of the purchase price that does not need to be repaid, and a Closing Cost Assistance Grant of up to 2%. The Virginia Department of Housing and Community Development also operates a Down Payment Assistance Pilot Program for qualifying households. All programs typically require completion of a HUD-certified homebuyer education course. I can help you determine which programs you qualify for.

An FHA loan is a government-backed mortgage insured by the Federal Housing Administration that allows a down payment as low as 3.5% with a credit score of 580 or higher. A VA loan is a benefit available to eligible service members, veterans, and surviving spouses that offers zero down payment and no private mortgage insurance requirement. The main difference is eligibility — FHA loans are available to all qualified borrowers, while VA loans are exclusive to those with military service. Both are excellent options, and I can help you compare which makes the most sense for your situation.

A home inspection is a thorough evaluation of a property's condition by a licensed inspector who examines the structure, electrical, plumbing, HVAC, roof, and other systems. While not legally required in Virginia, it is one of the most important steps in the buying process. An inspection can reveal hidden issues that could cost thousands of dollars after closing and gives you the opportunity to negotiate repairs or credits before you finalize the purchase.

Earnest money is a good-faith deposit you submit with your offer to show the seller you are serious about the purchase. In Virginia, earnest money typically ranges from 1% to 3% of the purchase price and is held in escrow by the title company or attorney. At closing, the deposit is applied toward your down payment or closing costs. If you back out of the deal outside of your contractual contingencies, you may forfeit the deposit — which is why the inspection and financing contingencies in your contract matter.