1. If you want acreage, you need to expect a drive. More land almost always means more distance from town, and that's okay. You simply can't have five acres and be ten minutes from everything. The math doesn't work, and the market won't lie to you about it.
2. The pollen really does get worse every year. I don't make the rules. I just live here too.
3. You should never skip a home inspection, I don't care if you're a first-time buyer, a move-up buyer, or an investor. It rarely makes sense to waive one, especially in Virginia. The short-term appeal of a cleaner offer is almost never worth the long-term risk.
"Location will always be the most important part of a home. It's the one thing you can't change."
4. Calling the listing agent before submitting an offer is non-negotiable on my end. I've done it since day one. That conversation helps my clients put their best foot forward, and in a competitive market, that kind of relationship-building matters more than most people realize.
5. If a home has Blue Ridge Mountain views, you can forgive almost everything else. I've seen buyers overlook outdated kitchens, awkward layouts, and long driveways, all because the morning light over the mountains made none of it matter. Honestly? I get it.
6. You need to talk with a lender before you start house hunting. Falling in love with a home before knowing your numbers is how heartbreak happens. Get pre-approved first. Then fall in love.
7. Older homes with character will always beat rows of copy-and-paste new construction in my book. We don't need "custom" — we just need homes with personality. Craftsmanship, quirks, and history are features, not flaws.
8. Location is the most important factor in any home purchase, full stop. It's the one thing you can't change after closing. Drive the commute at rush hour. Visit the grocery stores. Walk the neighborhood on a Tuesday evening. Learn the area before you fall for the house.
9. If wineries and breweries aren't your thing right now, move here anyway. You'll change your mind. The Shenandoah Valley and the foothills of the Blue Ridge have a way of doing that to people.
If I were a home buyer wanting to be in a Charlottesville, VA neighborhood under 500k… here’s exactly where I’d look.
