Shannon Harton at Nest Realty

09/15/2026

Everyone wants to know what rates mean for their monthly payment. Fair question. Here's the real-world version.

A one point move in rate on a $500K home changes your payment by roughly $250 to $300 a month. Think date night, twice a week.It matters. It's also not the only lever you have.

Purchase price, down payment, and loan structure all move together. Sometimes the smarter play isn't waiting for rates to drop, it's negotiating harder on price while other buyers are sitting on the sidelines waiting.

If you want real numbers instead of headlines, I'm glad to run them with you.

[email protected] | shannonharton.com | (804) 416-HOME

09/13/2026

Some neighborhoods sell themselves and the Fan District is one of them. Front porches, walkability, character homes with a hundred years of stories behind their doors.

What's shifted lately is competition for anything move-in ready with parking. If you've been eyeing the Fan and waiting for the right moment, I'd love to talk through what's actually available right now versus what just left the market.

[email protected] | shannonharton.com | (804) 416-HOME

09/10/2026

If you own a home in Richmond, you've probably heard about Code Refresh by now. Richmond is rewriting its zoning code for the first time since the mid-1970s, and Draft 3, released August 17, is the latest version. It's considerably more restrained on residential density than earlier drafts, but it still contains changes that could affect what you can do with your property, what can be built nearby, and how buyers and sellers look at certain lots.

Here's my interpretation of the latest (final?) draft of the plan!

Richmond's Code Refresh Draft 3 landed August 17 with a scaled-back density plan. Here's what changed, what's contested, and what to do now.

09/09/2026

Two buildings sit half a mile apart on Forest Hill Avenue, and together they tell you almost everything about where Stratford Hills is headed. One building has cycled through two restaurant concepts in under a decade and is now becoming a dental office. The other, a former McDonald's and Dunkin' location, now has customers lined up out the door most weekday mornings.

What does it all say about life in The Hills and Heights?

A closer look at what's opening, closing, and getting built along Forest Hill Ave in Stratford Hills, and what it signals for home values.

09/08/2026

Here's something that surprises a lot of sellers: pricing a luxury home slightly below market can actually get you a higher final sale price.

It creates urgency. Buyers see value, they move fast, and often more than one of them wants the same house at the same time. That's when good things happen for a seller.

The catch? The house has to be ready to perform once people walk through the door. Staging and presentation aren't optional at this level, they're the whole game.

Thinking about listing this year? I'm happy to walk through what your specific home and neighborhood can support.

[email protected] | shannonharton.com | (804) 416-HOME

07/21/2026

Everyone's reading headlines about inventory loosening up and prices easing off. That's not what's happening here.

Richmond inventory is actually down over 11% from a year ago. Prices are still climbing. Homes are still selling in about three weeks. If you've been waiting for the market to slow down before you make a move, the data says otherwise.

In this weeks HOME IN RVA blog post, I broke down what's really going on locally, for buyers and sellers both. 🏡

https://shannonharton.com/blog/the-national-headlines-say-inventory-is-loosening-richmond-says-otherwise

07/08/2026

Here's a number I've been thinking about. Homes above $1M in Richmond City, Chesterfield, and Henrico are closing in about 19 days on average. The overall market is closer to 28.

The easy explanation is that luxury buyers just move differently. True, to a point. But the bigger reason isn't exclusive to million dollar homes at all.

Two things are actually driving that speed. A lot of the real shopping happens quietly before a listing goes public, through relationships and previews. And sharp pricing from day one instead of testing the market and adjusting three weeks later.

Neither of those needs a seven figure price tag to work. I use both on every listing I take, whether it's a starter home or a River Road estate. Same network, same pricing discipline.

That's the real differentiator. Not the price point. The process.

Thinking about listing, at any price? Let's talk about what that process looks like for your home.

[email protected] | shannonharton.com | (804) 416-HOME

06/05/2026

"Walkability" is one of the priorities I hear most often from buyer clients, especially in the city. Here's my advice on how to find it

The Fan, Museum District, Scott's Addition, and Church Hill each offer a different kind of walkable living. A Richmond broker breaks down Walk Scores, transit, and trade-offs so you can pick the right fit.

06/04/2026

Here's something I've been telling clients lately: the upper real estate market in Richmond is quieter than the headlines suggest, and that quiet has real value.

Fewer listings means less competition for buyers who are ready. For sellers with a well-priced, well-presented home, serious buyers are still out there and they're motivated.

I've watched this market through a lot of cycles. The people who move thoughtfully and strategically almost always come out ahead of the ones waiting for a perfect moment that rarely comes.

If you're in the $700K+ range and have been sitting on the fence, it's worth a conversation. Happy to share what I'm seeing right now, no strings attached.

📩 [email protected] | shannonharton.com | (804) 416-HOME

06/02/2026

Richmond made Realtor.com's top 10 housing markets for 2026, with nearly 7% price growth projected for the year.

That's a significant number, and it means something real for anyone sitting on the fence about buying or moving.

I've been doing this for 25 years, and the pattern I see over and over: people waiting for the "right time" often end up buying the same house at a higher price later. The luxury segment in Richmond still has some negotiating room right now, but that window isn't permanent.

If you're weighing a move, whether you're upsizing, downsizing, or relocating, I'd love to talk it through. No agenda, just a straight conversation about what the market actually looks like and whether your timing makes sense.

Drop a comment or send me a message anytime. 🏡