Extra, Extra! Breaking news! I am pleased to present my newest listing of this fantastic single family home for sale in Henrico’s Thousand Oaks Community!

From the moment you enter 2329 Thousand Oaks Drive Henrico VA, you will fall in love with the gleaming hardwood floors throughout most of the main level! Head down the hall to your new beautiful formal living room with built-in bookcase and a slider to a front deck. Continue around the corner to the lovely dining room with a slider to the screened-in porch. (Don’t forget, this room offers a great opportunity to convert to a main floor bedroom!) As you make your way into the kitchen with plenty of counter space your jaw will drop as you discover the vaulted ceiling family room with gorgeous brick fireplace and slider to yet another deck!

When it is time to turn in for the night, retreat to your large owner’s suite with vaulted ceiling and attached en suite bath with double sinks and walk-in closet. Bedroom two is light and bright while bedroom three offers an additional sitting/office nook. Another full bath and storage space round out the upper level of this home.

Ready to surround yourself with mature trees in a spectacular community? Contact your Richmond VA real estate agent, Shannon Milligan at RVA Home Team with Keller Williams Realty Richmond West, today to schedule your tour. Don’t delay!

The whispers, rumors, and news are all true – the Richmond VA real estate market is on fire! With little inventory, it is prime time for home owners to jump off the fence and list their Richmond VA home for sale. However, just because the market is leaning in the favor of the seller, it doesn’t mean one can just pick an inflated price. Allow me to give you an example:

As your Richmond VA real estate agent, I conduct a listing presentation armed with statistics on recently sold comparable properties. This is a snap shot of what other houses in your neighborhood have sold for in the last 3-6 months. With these, I formulate a price that I strongly believe will get your home SOLD. On a recent appointment, a prospective seller enjoyed my presentation and could clearly see how I determined the market value of the property. Great! EXCEPT, they wanted me to price the house for more than the suggested amount to take advantage of the lack of inventory. I can understand why the seller would think this is a good idea, yet they forgot one thing: the home has to appraise.

What does that mean? When you are pricing your Richmond VA home for sale you must beware of the appraisal. Most Richmond VA home buyers will be obtaining a mortgage to purchase your property. Once under contract, their lender will order an appraisal where a professional appraiser will go to your property and compare it to homes that have recently sold. (Just as I have done in my presentation) The appraiser then submits a report to the lender on what they determine to be fair market value.

Now, let’s say I went along with the seller and listed the property for $475K when I had determined the value to be $450K. Is it possible we will find a buyer who would want to purchase the home? Sure, every blind squirrel finds a nut form time to time. However, when the appraiser determines the value to be closer to the $450K…Houston, we have a problem. You see, no bank is going to grant a loan for more than the fair market value.

A savvy buyer’s agent will do their homework for their clients, as I did for my seller, and will likely find what we already know: the house is over-priced. Playing this tricky game will not get you very far. As a matter of fact, it will waste time and cast your property in a negative light. It is well known that the first two to three weeks on the market is the most crucial time to attract the largest amount of buyers.

When you select a Richmond VA Realtor to represent you, be skeptical of the agent who is willing to “buy your listing” just to get their sign in your yard to attract buyers for other properties. Make sure you hire the Richmond VA real estate agent who is looking after your best interest and wants to get your home SOLD. Trust me, I want you to get the most money for your property in the least amount of time!

For your free listing consultation, contact Shannon Milligan at your RVA Home Team with Keller Williams Realty Richmond West, today. We are the Company You Keep.

What’s the Value of My Home?

The last 3 months in the Richmond VA real estate market and surrounding areas has shown tremendous growth. We have seen the market shift from a buyer’s market to one leaning towards a seller’s. This is in part due to the lack of inventory currently on the market. Below is the Neighborhood Market Update Report for Raintree in Henrico County for the last three months:

*All information is from the CVRMLS taken from 2/21/2013-5/21/2013. Info is deemed reliable, but not guaranteed.

As you can see, there is a projected increase in sales price when you compare the sold homes to those that are pending and the days on market are projected to decrease. In addition, with only two homes currently for sale in Raintree, there is little competition.

If you are thinking about selling your Raintree property, DON’T Wait! Contact me, your Richmond VA Realtor at RVA Home Team with Keller Williams Realty Richmond West, to take advantage of the current market conditions and get top dollar in record time!

As the very first planned community in Henrico County,  Raintree in Richmond Virginia has what I would call a “triple threat” : a park-like setting, affordability, and located within the award winning Godwin High School district. Residents will tell you there is just something special about this neighborhood which consists of over 1,000 single family homes and townhomes in a gorgeous wooded setting.

Raintree in Richmond Virginia boasts several  nature trails that lead you across Deep Run Creek and a wonderful highlight in the sub-division is the Raintree Swim & Racquet Club, a private facility which includes an Olympic size swimming pool, fitness center, and outdoor tennis courts.  In addition, Deep Run Park and Recreation Center is just minutes away which has of a variety of playgrounds, ponds, exercise trails, basketball court, picnic shelters, and a stunning rec center which offers various classes and camps throughout the year.

Students who live in Raintree may attend one of these Henrico County Public Schools:

Pinchbeck Elementary School

Byrd Middle School

Godwin High School

To receive statistics and more information on these schools, please visit: Great Schools

Sounds great, but how is the commute and shopping options? Tremendous! Commuters will find easy access with I64, the Ridgefield Parkway, and West Broad Street all close by. Shopping is a no-brainer with the Gayton Crossing Shopping Center hosting retailers such as Kroger Grocery Store and Pharmacy, Toys That Teach, and the Melting Pot.  Plus, the Short Pump Mall is just a stones throw away where you will find everything and anything from Nordstrom to an Apple store for all your tech needs!

Ready for your tour of Raintree in Richmond Virginia? Contact your Richmond VA Real Estate Agent, Shannon Milligan at the RVA Home Team with Keller Williams Realty Richmond West, to get started on your Richmond VA real estate home search!

This year has proven to be a busy one in the Richmond VA real estate market. With mortgage rates still at historical lows, buyers have come out to achieve the dream of home ownership. Although inventory is low, I have had the privilege of assisting countless Richmond VA home buyers secure the home of their choice. Searching and touring homes is certainly the exciting part of the real estate process, however once under contract the “real work” truly begins.

One of the most important steps in the home buying process is the home inspection. This is the purchaser’s chance to learn about their new home, uncover any defects, and ask the seller to make corrections. As your Richmond VA Realtor, I write an addendum on your behalf taking great care in asking that any repairs made by the seller be completed by a state licensed contractor and to have receipts provided at least 3-5 days prior to closing. Once all parties come to a meeting of the minds, the seller begins the repairs.

As the repairs are made, I ask for receipts for any work performed. Once receipts are in hand, I check to see if the contractor is in good standing with the state and that their license is up-to-date. I believe a diligent Richmond VA real estate agent checks receipts to ensure the work performed is to the agreed upon conditions. On occasion, I have discovered that the contractor’s license has expired, or, worse yet, the contractor doesn’t have a license at all. In a situation such as this, I immediately contact the seller’s agent to rectify the issue.

Not only is it imperative to make sure a professional has completed the work on one of the largest investments you may ever make, it is just as important to make sure the contractor has been paid for their services. Why, you may ask? Because a mechanic’s lien follows the property where the work was performed, not the seller. If the contractor has not been paid for services rendered, they may place a mechanic’s lien on your new home and you may be stuck footing the bill. That is why I recommend hiring a reputable Title Company who is just as diligent in checking receipts and following-up with the vendor to verify payment.

When you are considering purchasing a home, I implore you to hire a Richmond VA real estate agent who has your best interest at heart.

Ready to discuss your options? Contact me, Shannon Milligan at the RVA Home Team with Keller Williams Realty Richmond, today!

Richmond VA Home Search

Running with the bulls in Richmond VA? You betcha!

If you have had Running with the Bulls on your bucket list, there is now no reason for an expensive ticket to Spain to check it off your list. That’s right, The Great Bull Run will be coming to the Virginia Motorsports Park in Petersburg on August 24th, 2013!

Prices for The Great Bull Run are $50-$75 and include the following: Running with the Bulls, one Tomato Royale food fight, access to the festival which will have fabulous food, live music, games, and refreshments.  You will also receive a Great Bull Run t-shirt and a bandanna just for runners!

If your adrenaline isn’t pumping THAT much, but you’ve always dreamed of the ultimate food fight, then the Tomato Royale may be for you! Yep, you guessed it. You can be right in the middle of flying tomatoes and targeting your favorite friend with a nice squirt of red juice! Prices to participate range from $25-$50 and include access to the festival, a Tomato Royale t-shirt, and a beer to wash down all that tomato juice.

Now, if the Richmond VA Great Bull Run and Tomato Royale 2013 sounds cool but you don’t feel the need to be in the middle of the action, enjoy the event as a spectator for just $10. (13 and under are FREE!)

Finally, there may still be volunteer opportunities available. Seriously, how many of us can say we were part of the planning for such an awesome spectacle?

For more information on the Richmond VA Great Bull Run and Tomato Royale 2013, please visit: The Great Bull Run

Looking for another kind of adrenaline rush, like buying a Richmond VA home for sale? Contact your Richmond VA Realtor, Shannon Milligan at the RVA Home Team with Keller Williams Realty Richmond, today!

Wandering around Carytown a few weeks ago, I discovered a charming store called Murphies. If you are searching for unique gifts in Richmond VA, this is the store for you! Their tag line  is: “life’s non-essential enhancements,” yet I was intrigued and mysteriously called to purchase  several items I found essential to my home decor and business.

Murphies carries everything you can think of from personalized decorative neighborhood signs, to colorful cow art work, to Tervis RVA tumblers…and, well, everything you never imagined you would want or need. Even better is I found most of the items to be very affordable, making gift giving and decorating easy on the wallet.

Here are just a few of the items I purchased from Murphies in Carytown:

This “Every Cloud has a Silver Lining” sign was a must for my office. I love being your Richmond VA Realtor and when something comes up that may seem troubling, I look up and remember that most likely whatever is occurring is a blessing in disguise or an obstacle I will overcome to achieve greater knowledge. Change the way you look at things and the things you look at change. What a great daily affirmation!

Now this plaque had my name all over it. It is the “ABC’s of Life,” and this describes how I run my Richmond VA real estate business from A-Z. It is my mission statement of sorts. Another fabulous way to remind yourself what today WILL be about if you choose your attitude and remember why you do the things you do.

Finally, the RVA key chains located on my home page of this blog are just awesome! I love the design and immediately knew I had to have them for every key I handed over to a new deserving home owner. I especially love giving these to those who are relocating to Richmond VA as I feel it is a way of saying, ”Hey, you are one of us now!”

I can’t wait to go back to Murphies to shop for more unique gifts in Richmond VA. The staff is incredibly friendly, the atmosphere is chic without being pretentious, and the selection of merchandise is wonderful.

Need a little bigger gift, like a Richmond VA home? Contact your RVA Home Team with Keller Williams Realty Richmond today!

Richmond VA homes for sale

This is Richmond, of course we have a festival for “that!”…we have festivals for all sorts of things from Beer to Flowers and everything in between!

This year, there will be two Richmond VA Earth Day Festivals in which to partake:

Richmond Earth Day Festival – Enrichmond Foundation

When: Saturday, April 20th from 11am-5pm

Where: 17th Street Farmers’ Market in Shockoe Bottom

What to expect: Live music, local wineries, local food producers, arts & crafts, games for kids, rock climbing, Segway rides from River City Segs, and so much more. And, did I mention, it is all eco-friendly!

For more information, please visit: Richmond Earth Day Festival

RVA Earth Day Festival and Celebration – Style Weekly

When: Saturday, April 20th from 12pm-7pm

Where: Manchester (River Front to 1st-4th streets)

What to expect: VA craft beers, RVA street vendors (YUM!), recycled art show, live music, sustainable workshops, and the list goes on and on!

*Note: net proceeds benefit FeedRVA

Fore more information, please visit: Syle Weekly’s RVA Earth Day Festival

Mark your calendar now for a day full of food, fun, and celebrating the beautiful world we live in!

The RVA Home Team is proud to support the local Richmond VA community.

Richmond VA Homes for Sale

When I was a kid, “Don’t Break the Sugar Bowl” was a game my dad liked to play with me and my brother. If you are not familiar with this game, it is simple and goes like this: the first one to talk loses. Little did I know at the time this was a ploy by my dad to get my brother and me to be quiet on road trips. Sneaky man…preying on the competitiveness of siblings! Now that I am a mother, I certainly can appreciate the method to his madness. And, as your Richmond VA real estate agent, I can see the VALUE in this sneaky little game. Don’t Break the Sugar Bowl in Richmond VA Real Estate!

Allow me to give you an example. You are looking to buy a Richmond VA home for sale. Together we find you the home of your dreams. We put in an offer and it is accepted! Now, since your new home was only on the market for a day and was advertised for an open house that weekend, the open house is still taking place. You call me and ask if it is okay for you to attend. I tell you I prefer that you don’t, but I know you are going to anyway so I instruct you to: Don’t Break the Sugar Bowl. I give specific instructions not to say anything to the listing agent. Sure, be polite and talk about the weather. However, if the listing agent starts to ask you specific questions, and the good ones WILL try to find out as much information about you as possible, simply reply with, “I prefer all questions relating to the purchase of the property be directed to my Realtor.” Why, you ask, is this important?

You see, what you say can and will be held against you in the court of Richmond VA real estate. Your innocent comment about your plans to renovate the kitchen can hurt you when it comes to negotiations at the time of home inspection. You may ask for the plumbing to be fixed, the garbage disposer to be replaced, etc. and the listing agent will come back and say, “Your client already told me they plan on renovating the kitchen so there is no need for us to fix these items they tend to replace.” Oops! Now there may be a little battle brewing. You may have said you were going to renovate, but you failed to mention that was 10 years down the line and in the meantime you need to have a leak-free home. See where I am going?

As your Richmond VA Realtor I implore you to “Don’t Break the Sugar Bowl in Richmond VA Real Estate” so you may be victorious!

Thinking about buying or selling in the Richmond VA real estate market? Contact me, Shannon Milligan with Keller Williams Realty Richmond, and allow me to get you moving on or moving up!

I want to buy a Richmond VA home

I want to sell my Richmond VA home

As Mother’s Day approaches, Richmondmom.com has set out once again to honor a local Richmond VA SuperMom! We all know how important of a role a mother plays in a child’s life and the many job descriptions this title holds: caregiver, chef, referee, counselor, laundry attendant, dishwasher, tutor, and the list goes on, and on, and on. On top of being a mother, many juggle other responsibilities such as PTA member, troop leader, charity volunteer, and so forth. Heck, some mom’s have many of us wondering: How DOES she do it all?

Well, this Richmond VA Mother’s Day contest is here to shower one amazing Richmond area mom with over $3,000 in prizes donated by terrific Richmond VA businesses! Simply visit Richmondmom.com and nominate the Wonder Woman in your life, whether it be your own mom, a fabulous friend, or someone in your community who you feel deserves extra recognition for going above and beyond. (I say extra recognition as all mother’s are appreciated for the love and guidance they provide on a daily basis!)

As if the contest isn’t sweet enough, for every nomination received, Richmondmom.com will donate $5 up to $500 to the CJ’s Thumbs Up Foundation! In addition, your Richmond VA Realtor, Shannon Milligan with Keller Williams Realty, has committed to matching that donation. With your help this non-profit organization, which provides financial assistance and meals to families of children facing chronic illness, can earn up to $1,000. Really, giving has never been easier!

Don’t wait! Nominations for this Richmond VA Mother’s Day contest must be submitted by April 15th, 2013 and the lucky winner will be announced on May 1st, 2013. To submit your nomination or to learn more, please visit Richmondmom’s 5th Annual SuperMom Contest today!

Meet SuperMom 2012 winner, Beth Trebour!