Timothy Irby - Your Boutique Realtor

05/06/2026

People ask me what makes Richmond special. I could talk about the market or the neighborhoods. But sometimes I just point them toward Maymont. A 100 acre estate with a Victorian mansion, Japanese garden, Italian garden and native wildlife. Free to the public. In the middle of the city. That is Richmond.

05/06/2026

View from the T Tyler Potterfield Memorial Bridge downtown RVA

03/29/2026

11/08/2025

Vroom vroom…

10/22/2025

Started a new instagram page to showcase my photography. Take a look

https://www.instagram.com/irbyphotography?igsh=djFuZmV3bGg2M2N4&utm_source=qr

01/03/2025

01/29/2024

Fact: It pays to be a homeowner. Why? One word: Appreciation. Your home’s value is set to rise over the next 5 years, and here’s the proof.

According to Pulsenomics’ Home Price Expectation Survey (HPES), over 100 experts –comprised of economists, investment strategists, and housing market analysts– agree that home prices will continue to rise annually, between 3-4%, through 2027.

Let’s bring that to street level. 

Imagine you invested in a $400,000 home at the start of 2023. Thanks to HPES forecasts, your property could potentially gain a whopping $71,000 in added value over the next half-decade. Now, that’s what I call a return on investment.

The takeaway here is clear - being a homeowner truly pays off in dividends. You haven’t just purchased a property; you’ve acquired a growing asset that boosts your wealth year after year.

If you’re contemplating the leap into homeownership, let’s connect. Together, we’ll explore how your home can be a wealth-building investment.

12/03/2023

Contemplating a 'For Sale' sign among your December decorations?

Here are a few thoughts to help you minimize stress, stay in the festive spirit, and secure a quick sale: 

The Do’s

1) Embrace the season: Decorate tastefully to showcase your home's holiday charm and help buyers envision their own future celebrations in your space.

2) Cozy up: Create a warm, inviting atmosphere with soft lighting, comfy throws, and delightful scents (try Stovetop Christmas Potpourri — it’s a game-changer).

3) Stay flex: December is a hectic time for everyone. Be accommodating with showing schedules to make the process smoother for all parties involved.

The Don'ts

1) Overdo decor: Less is more when it comes to holiday decorations. Avoid overwhelm and let your home's layout, lighting, and features shine.

2) Forget basic upkeep: Amidst the holiday hustle, remember essential home upkeep. A well-maintained home makes a first — and lasting — impression on buyers.

3) Over-personalize: Clear out personal items and excess clutter to help buyers visualize living within your four walls.

Remember, December buyers are serious buyers, so if you’re ready to make the most of this month’s real estate market, message me, and let's chat about your listing today.

12/01/2023

It's official, you've received an offer on your home!

Congratulations!

This is such an exciting milestone, but the work isn't over yet. After accepting an offer, you have several responsibilities as the seller. Here are some of the things you can expect:

• Sign the purchase agreement:
This is a legally binding contract that outlines the terms of the sale, including the purchase price, closing date, and any contingencies.

• Provide disclosures:
You’re legally required to disclose known defects or problems with your home. Things like structural problems, lead paint, and any history of flooding or fires.

• Cooperate with the buyer's inspection:
The buyer will have a home inspection performed to identify any major repairs or issues with the property. You’re then on the hook for repairs agreed upon by you and the buyer.

• Get your home appraised:
The lender will order an appraisal to determine the value of your home. This is necessary to ensure that the buyer is not borrowing more money than the home is worth.

• Clear the title:
The title company will conduct a title search to ensure that you have clear ownership of the property and that there are no liens or other encumbrances on the title.

• Attend the closing:
This is where you will sign the final paperwork, transfer ownership of the home to the buyer, and receive your check of seller proceeds!

Selling your home is a huge undertaking - but a cinch if you have the right team of professionals. If you need help with your next real estate adventure, I’d love to help. Send me a message or give me a call, and I’ll be in touch.

11/29/2023

Waiting to buy a home until interest rates drop? Can I shoot straight with you? You *might* want to reconsider.

Let me explain.

While it's true that lower interest rates make it cheaper to borrow money, interest rates are just one factor that determine affordability.

Another is demand. When rates drop, demand increases because more people can afford to buy. As a result, prices tend to inch upward as interest rates dip down.

In other words, if you wait to buy a home until interest rates drop, you may find you can't afford the home you want because prices have jumped even more.

If you're serious about buying, the best thing you can do is to talk to a trusted agent to discuss your options. 

A good real estate agent can help you find a home that fits your budget and needs — regardless of what rates are doing.

Let me know if you want to talk more about navigating this market, I'm here to help you make the best decision for you and your family.

Source: How Interest Rates Affect the Housing Market.