I’ll never forget Allison and Nate’s buyer consult. They were referred to me from one of my favorite past clients and when I sat down with them I remember thinking that I knew Allison and I would be friends by the end of their transaction. Spoiler alert: I got to attend their wedding this month! A magical wedding at The Historic Cavalier.

Helping Allison and Nate was so much fun. We searched for about 5 months and wrote a couple of offers. In August of 2023 a house in the neighborhood of Thalia came up that impressively checked almost all of their boxes. Nate was deployed but thankfully had service to be able to be FaceTimed through the house. They both knew they were willing to do anything to get the house.

We wrote a competitive offer and by the end of the weekend they were under contract on their new VB home! It was a dream transaction with a great agent and amazing sellers. On Halloween Nate and Allison took possession of their home after a month of letting the sellers stay after closing. Pro tip: moving in on Halloween and passing out the big-size candy bars is the perfect way to make lots of neighbor friends very quickly!

Check out what Allison had to say about the buying process and their new home below!

What is the best feature of your home?

The sunroom!! It’s what made us fall in love with this house. And I love all the trees in the backyard.

What was the most surprising part of the home buying process?

Just how competitive it was at the time we were buying. I knew it was going be competitive, but I think I didn't know it was going be SO competitive. I was shocked by the amount of cash offers we were up against. Also, just the house itself. This house, that I absolutely adore, was nothing like the others we had looked at. It had the neighborhood feel we were looking for. The minute I saw the neighborhood, the sunroom, the kitchen, I was like, “this is it.”

How many homes did you look at before finding yours?

Probably at least 20. Somewhere between 20-25.

What was your knowledge of buying a home going into the buying process?

I think we thought we knew more than we did just from our own research. I'm someone that is pretty type-A so I like to like to be prepared and like most millennials, we like to do our research online. Then we came to you and you were completely invaluable in our process. Having someone you can trust is really helpful, because it's a little scary buying your first house. There are so many things that go into buying a house - the offer process, the mortgage, etc. I learned that there are REALTOR’s for a reason…because you just don't know what you don't know.

How did you know this was “the one?”

We knew we wanted to buy a house and had looked at a few together, but Nate was deployed and I was nervous about him not loving it. But as soon as I walked in the door, it felt like it could be our home. When I stepped into the backyard I could picture how happy we'd both be watching our dog run around and I could see us hanging out with friends and family in the outdoor kitchen area. Picturing that made me so happy and I knew it would make him happy. And it does. He loves it!

What is your go-to restaurant in your neighborhood or near your neighborhood?

Taco Tuesday's at Mi Casita. :)

Want to know my favorite aspect of my job? Ok I’ll tell you. :) Prepping and staging homes. I love watching a home transform as we prep it for the market.  

Even the cutest of homes can use just a little decluttering, cleaning, and staging to ensure it’s photo-ready.  

Don’t hear me say that I will never list a house “as-is.” There are definitely circumstances where listing “as-is” makes the most sense.

However, if a seller is looking to get the most money out of their home, there are certain things that should be done.  A buyer will pay top-dollar when they are able to walk in a house and know there is nothing they need to do once they move in.  A buyer is less likely to pay over asking price, or even asking price, when they leave a showing with a long mental list of items that need to be fixed once they were to move in.

IS THE INVESTMENT REALLY WORTH IT?

A lot of sellers question if spending the time and money to prep a house is worth it.  We hear objections such as (my response is in bold):

• Will we really see that much return on investment? Yes…strategically investing in updates and improvements that offer a high return on investment can help maximize the property's market value and justify our asking price.

• Doesn’t a buyer want to choose their own paint colors, carpet, etc.? A buyer mainly cares that they don’t have to spend the money to do those things once they close on it.

• I’ll be out of state and can’t coordinate the work. That’s why I’m here! Let me be your ‘boots on the ground’ and take care of coordinating everything (more on that below).

• My house is ready to be listed today and doesn’t need any prepping. We want to transform it from your “home” to a “house.” The goal is to cater to a wide range of potential buyers, which may entail removing personal touches like family pictures, repainting lime green rooms, or moving the treadmill from the kitchen (and yes, that has happened!).

• Inventory is low so the house will sell regardless. Yes, it will probably sell in just a few days and might even have multiple offers on it. But I can guarantee that you will get WAY more money for your house if it is prepped and staged.

THE GOAL : to maximize the home's attractiveness with minimal spending.

I love what Ryan Serhant, a NYC broker & real estate coach, says, “If you’re not careful, a buyer’s first impression will be their last impression.”

So, how do we make sure a buyer doesn’t make up their mind in the first 5 seconds that it’s not the house for them?

THE PROCESS

1. I will preview the home and come up with a strategic to-do list that will get the most return for your investment. The most common items that I suggest are:

• painting

• addressing any maintenance issues

• carpet cleaning or replacement (depending on condition/smell)

• pressure washing exterior of home, driveway, and sidewalks

• professional cleaning

• hardwood floor refinishing (if really scratched or peeling)

• painting kitchen cabinets or bathroom vanities 

2. I will coordinate with our network of reliable contractors to go to the house and give quotes.

3. We discuss which of the quotes we want to move forward with.

4. I will schedule the work to be done according to our timeline.

5. Once the work is completed, the home is staged (at no cost to the seller) and professional photos and videography are done.

6. We go LIVE in the MLS! 

Below are some of my favorite transformations. Two of the three were rentals (not managed by our team). These sellers were all very smart- they were willing to do what it took to get their house market-ready. They could’ve easily decided to list with the house in the “before” condition, but they knew the time, money, and energy would be worth the investment. I’ll let the numbers prove that. :)

NORFOLK BUNGALOW GLOWUP

As-Is Price: $175,000

Prep Work Total: $7,275

Closed Price: $220,000

WATERFRONT REVAMP

As-Is Price: $900,000

Prep Work Total: $29,672

Closed Price: $1,112,500

VB TOWNHOME TRANSFORMATION

As-Is Price: $120,000

Prep Work Total: $3,502

Closed Price: $160,000

Thanks to Virginia Real Estate Photography and Coastal Exposures for the images.

A few weeks ago I woke up and found pieces of my bedside lamp shattered on the ground. I have no idea what happened… except that maybe I throw things in my sleep??

I bought these lamps from Pottery Barn in 2020 after buying my first home. I loved the look of them and it was a bonus that they had USB plugs IN THE LAMP (yes, I know sleeping with my phone next to me is bad).

I contacted Pottery Barn twice to see if they would do something about the randomly broken lamp and they unfortunately said “I have reviewed your request and this item is too old to process any action on.” Although they don’t make these lamps anymore I was hopeful they would be willing to compensate for a new one.

Soooo… this started me on a white lamp hunt. If you're in the market for some new lamps, here are some of my current favorite white lamps for all budgets. I will try our local HomeGoods and TJ Maxx…I didn’t see anything I loved online. Stay tuned to see which will be the winner!

Design Tip #1: Ensure that a table lamp does not exceed 1½ times the height of the surface it rests on, as anything taller may overpower the table and create an appearance of top-heaviness.

Design Tip #2: If you don’t like the shade that comes with the lamp you can buy separate lamp shades. Just ensure the shade is no more than 1/3 of the total height of the lamp.

Design Tip #3: Position the bottom of the lampshade slightly below eye level to avoid direct light shining into your eyes while sitting in bed.

1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 | 9 | 10 | 11 | 12 | 13

I’m leaning towards #4 to keep it similar to what I already have or maybe #11 to switch things up. I love the texture of #11!

I have the cute rattan lamp (#1) and the white textured lamp (#2) from Studio McGee at Target and love them both! I’ve had them for about 3 years and have had zero issues.

Perrin Duvall Real Estate is a participant in the Amazon Services LLC Associates Program, an affiliate advertising program. As an Amazon Associate, I earn from qualifying purchases at no additional cost to you.

My Story

Katie and I became instant friends. I met Katie when I arrived to show her boyfriend, Collin, houses one Saturday. Collin had just been stationed here and was planning to buy his first home. We looked at a lot of houses that day, put an offer in on one, and found out that evening that we didn’t get it in a multiple offer situation. Although we were bummed, it ended up working out for the best! A few weeks later Collin found out he would be getting deployed soon so we put his house search on pause.

Then, entered Katie.

Katie got word of the declining interest rates and jumped in right before COVID started. Why not buy a house while your boyfriend is deployed?! :) She knew she wanted to be in a condo close to the beach. We saw a few as they popped up in her search radius, but when one in particular popped up off Birdneck we knew this was the one.

It was a beautifully flipped condo- the classic 2 bd, 2 bth Dragas model found throughout Hampton Roads. Our favorite part was the vertical drawer in the dead space behind the refrigerator that pulled out for spices!

We wrote an offer that night and were under contract the next day! Woo!

At the home inspection a few days later I remember Katie telling our home inspector, “Treat this inspection like you would if you were doing it for your own daughter.” We all laughed and David, our inspector, replied, “No pressure or anything!”

Katie’s closing day was a mix of emotions. It was Valentine’s Day and she was of course excited about buying her first home, but that morning she received a call that a military friend from San Diego had passed away. A few minutes after, Collin was able to call her for the first time in 2 months. Katie, unfortunately, had to deliver the news about their friend to him. All of this happened before her 9AM closing and Katie still showed up with a huge smile on her face and beaming with joy!! That is what I love about Katie- she brings so much joy, fun, and intentionality to every situation and conversation.

Collin got home mid-July and needless to say, I think he approved of Katie’s choice! ;)

Katie’s Story

What was your knowledge of buying a home going into the home buying process?

I listen and follow a lot of Dave Ramsey’s teachings so I was slightly familiar with the real estate process. My parents had also taught me things along the way. Since I’m not from Virginia, there were a few differences than what I had learned and experienced from my parents home buying process in South Carolina. However, Perrin was fantastic at explaining the real estate jargon to me and answering any questions. My boyfriend had also started the home buying process with Perrin about 6 months before me so I was able to learn a lot through his experience as well.

What were the things you were most nervous about that turned out not to be so bad?

I was nervous about the inspection process because my heart was already set on the house. I knew if the inspection didn’t turn out well then I would need to walk away and I would have been crushed. Thankfully Perrin pointed me to an amazing inspector who did a thorough job and explained everything to me. He was worth every penny! 

How did you budget and know what you could budget for?

I work in medical sales and a portion of my income is based on my commission. I knew I wanted to feel comfortable with a mortgage that I could handle if my commission wasn’t great. Lisa at Atlantic Bay ran all types of numbers for me and explained all the different options available. My advice would be to ask tons of questions to your lender and your agent so that you are prepared for all the payments and fees before you write an offer. Also, It’s free to get pre-approved and this will help narrow down your search process so you aren’t looking at listings outside of your financial comfort zone.

What are important questions to ask during the process?

It was important to me to see the comps in the area. I wanted to make sure that my offer was acceptable but also smart. I also think it’s important to get a little history on your seller if appropriate. This helps to see how motivated they are to sell, if they have loose ends that need to be tied up before the closing, who lived there before you, etc. Since I was buying a condo, it was also really important to ask what the condo fee covered and be able to see all the condo association documents.

What’s something you wish you knew before buying a house?

This may sound silly but I wish I knew that sometimes you have to schedule showings days in advance. When I was buying, the market was slim on options that fit my needs so when something would pop up I would want to see it ASAP! Perrin would request the viewing right away but sometimes the seller might not have it ready to see for a couple days due to their schedule, my schedule, and Perrin’s schedule all working out. I kind of thought I could just pop in whenever I wanted... haha oops! 

What was the most surprising part of the process? 

I was surprised at how fast it all went! I had a motivated seller and I was a motivated buyer so we had the ball moving quick. So much so that we even moved up the closing date a week! Don’t get me wrong, it took a village but I have to shout out Olivia at Stephanie Clark and Team because she always kept me on a timeline and I knew that nothing would fall through the cracks. It truly was an enjoyable and smooth process! 

IT’S THE LITTLE THINGS…

Over the past few weeks as life has shifted, we’ve had to shift too. We’ve exchanged nights out for nights in, get togethers for FaceTime calls, and all the other million little things we took for granted for something a little different… The tradeoffs haven’t all been bad, just different. We’ve leaned on each other. We’ve had to get pretty creative with ways to make this time of FULL STOP feel less jarring and, well, a little more fun. So I thought I’d share a few things that have made my days brighter!

Our winning cake for the “Great Corona Bake-Off!”

1. Zoom & FaceTime Calls:

If you haven’t scheduled a video call for cocktails during happy hour or a family dinner, then you’ve got to stop what you are doing and text your people! Oh my gosh this is so fun. We did a Zoom happy hour Book Club and it was the best. It’s comforting and feels less isolating just to see people’s faces again.  I’ve also met with my Bible study, real estate team, church friends, and old college housemates. Not having something every night of the week has given me a chance to connect with people who I typically don’t get this time with.  Another fun idea we did last weekend was a “Great Corona Bake-Off.” Gather some friends on Zoom, choose some judges & a category (ours was cakes), and see who can come up with the best creation in the allotted time. I’m proud to say our house won!

2.  Takeout & Delivery:

If you’re like me and typically eat out at least 3-4 times a week, you were probably done cooking Day 2 of quarantine.  Thankfully, many of VB’s restaurants have improvised and you can pick-up or get food delivered. Here have been some of my favorites:

• Gringo’s Taqueria (1 baja fish taco, 1 orange chipotle chicken taco, and a side of guac please!)

• Bay Local (a burger and tachos with a side of heartburn)

• Razzo (in Norfolk & the Penne a la vodka was amazing!!)

• North End Juice Co. (blue suede shoes smoothie & lunch burrito sub chicken)

• Gelati Celesti (the drive-thru is now a part of my Sunday night routine- nothing like a pint of “Just Ask” to get you through the week)

3. Binging

So curious to know your favorite shows!! I’m loving finally having an opportunity to watch all the shows people talk about. Since quarantine started I’ve finished Poldark (obsessed), am on season 5 of Outlander (also obsessed), watched Suits with my roommates, and am halfway through The Chosen (first ever multi-season show about the life of Jesus and is so well done). One of my 2020 goals is to watch all the Marvel movies and thanks to Disney+, next on the list is “Guardians of the Galaxy.” The biggest argument in our house during quarantine has been whether we watch them in order of release or chronological order. Thoughts?? I’ve settled on chronological.

4. “5 Things I’m Thankful For” List

To keep perspective in this season that can potentially be paralyzing and feel hopeless, I’ve been writing down 5 things I’m thankful for every morning. Gratefulness is the key to joy and it’s helpful for me to find joy in the smallest things like fresh banana bread, clean laundry, spring blooms, & Zoom calls with friends.

5. Margaritas

I’ve finally perfected my Marg recipe. The key, I’ve learned, is in the tequila. I use Casamigos Blanco and although it’s a little pricier, I think it makes a huge difference in flavor. And no, I don’t just use it because George Clooney created it. ;) Here’s my recipe:

• 1 shot of Casamigos Blanco

• A few oz of Tres Agaves Organic mix

• A couple splashes of flavored sparkling water (I like grapefruit)

• Lots of salt and a good squeeze of lime or citrus of your choice

 6. Getting that Sunshine:

Wow, does fresh air feel far more important than it ever did?! I know each location has its pros and cons right now, and even though Virginia Beach is somewhat sunny (thank the Lord!) it is FULL of pollen. But I’ll take itchy eyes, sneezing, and a sinus headache over rainy & cold weather any day! I’ve been making a point to spend at least 30 minutes out in the fresh air. I’ve been in the routine of taking at least a 30 min walk at the end of the work day before making dinner to clear my head and get some exercise. I like to listen to a good audiobook (current “read” is The Royal We) to “escape” for a little while.

7. Social Media Concerts & Classes

Does anyone else have alarms set for when all their favorite artists play during the day? No? Just me? Ok cool. I’ve loved how celebrities have provided an outlet for others to enjoy their gifts and talents during this time. It gives me something to look forward to at the end of the day. Here are some I’m watching if you’re interested in tuning in on Instagram and/or Facebook:

• Michael Buble 7:00pm on Facebook - Michael and his wife share their exercising routines, cooking tips, and other random tidbits.

• Katharine McPhee & David Foster 8:30pm on Instagram Live- tune in for their themed concerts.

• Drew and Ellie Holcomb 9:00pm on Instagram- Drew and Ellie release a new “Kitchen Covers with Drew” each evening.

• Dave Barnes has a “Quaranteenie Tiny Minute of Humor” each day on Instagram.

• Brooke Ring is one of my favorite artists and is offering virtual painting classes on some Saturdays.

8. Gimme All the SNACKS

This is the only way I can be productive and get things done at home. I work well on a reward system and what better reward than food?! If you’re struggling with getting work done at home, find yourself some really good snacks, give yourself a task, and when you get that task done treat yo’ self with one of those snacks. My snacks of choice right now are:

• Palmetto Pimiento Cheese

• Honey goat cheese & crackers

• Zevia Black Cherry sodas

• Wegman’s pretzel bites w/mustard

• Girl Scout cookies

• Easter candy

9. @simoncholland on Instagram

If you don’t follow him, do it now and you’ll thank me later. Nothing like some light-hearted and relatable humor to get us through!

My Story

Do you have those friends that are practically family? My family and Ben’s go way back (our Dads were the best of friends in high school) and we have been there for each other’s graduations, birthdays, weddings, we spend holidays together, and vacation together. We have pictures of me holding Ben when he was first born! When Ben went off to Virginia Tech, he met Ashley (who we adore!!) and soon after college they were married and moved back to Virginia Beach.

They rented for their first year of marriage and a few months into year 2 they came to me to talk about buying their first home. It is something very special when friends who are family trust you with their biggest asset. I was honored, to say the least, to help guide them through the home-buying process.

So the search began! We started looking in both Norfolk and Virginia Beach and we eventually narrowed it down to Kings Grant and Great Neck in Virginia Beach. Ben and Ashley preferred something more updated and with Ashley being a Registered Dietician, lots of counter space was a must-have for cooking.

Pause for a brag moment: Ashley makes the best gluten-free cherry cheesecake I’ve ever had!! She makes eating healthy taste very good.

Back to house hunting…We saw lots of houses but none of them were “the one.” I can always tell when buyers are starting to feel discouraged that a house they love hasn’t come on the market yet. It’s easier said than done, but I tell them to keep waiting because you never know what’s going to pop up, even as soon as the next day…

And sure enough, one weekend in March, the perfect ranch house in Great Neck was just listed! It had a beautiful, updated kitchen, was on a cul-de-sac, and was walking distance to all the Hilltop shops and restaurants (Baladi is their fave!). We quickly put an offer on it and it was accepted! 🎉

I was so impressed with Ben and Ashley’s patience and willingness to learn throughout the whole home-buying process. I tell first-time home buyers that there is nothing like buying a home to make you feel like you’re really “adulting!” What impressed me the most about Ben and Ashley was that they wanted their every step and move to be led and directed by the Lord. They see their home as a place to welcome others and have such hospitable hearts. Ben and Ash, it was truly a privilege to help you find your first home and you’ve done an AMAZING job making it your own. Here’s to many game nights and cherry cheesecakes in your new home!

P.S. Their front door color is one of my new favorites!! It’s called Rice Terrace by Sherwin Williams.

Ben & Ashley’s Story

What was your knowledge of buying a home going into the home buying process?

We really did not have much knowledge of the home buying process. I remember when we decided that we wanted to start getting information and we met with Perrin and were honestly quite overwhelmed by how much we didn’t know. Learning about all of the things to “watch out” for when buying a home felt a little scary, which is why having a Realtor to guide us through the process made it so much easier.  

What were the things you were most nervous about that turned out not to be so bad?

I think the part we were most nervous for was the possibility that there would be multiple offers on a house we loved. Neither of us loved the idea of having to out-bid another person. Luckily we found our home the day it went on the market and were able to quickly get in an offer (I believe the first offer?) by the end of the next day. Another nerve wracking part of the process was the inspection/ PICRA. Thankfully we had an amazing home inspector (shout-out to Dan) who is very detail oriented, however no one wants to be told all of the things that are wrong with their dream house. The seller was surprisingly accommodating to most of our requests which was a huge relief.

How did you budget and know what you could budget for?

We sat down and forecasted our income and any foreseeable expenses for the next 10 years. We wrote out everything that we pay for in a typical month (plus more to be safe) and looked at what we could comfortably pay per month. Ben’s dad is a CPA so he was also very helpful in helping us think of any possible expenses we could be missing. I’ll be honest, this part is not very fun and maybe was the most stressful part of all, but ultimately it all works out.

What are important questions to ask during the process?

I would say the most important questions to ask are during the home inspection. Peace of mind is huge and walking around with your inspector and asking any questions you may have can save you a lot of headache in the long run. I wish we had done this more during our inspection. I can’t think of specific questions to ask, but knowing that you can and should ask your realtor anything that you think of is so important. Perrin was so helpful and answered any and all of our questions that came up throughout the process.

What’s something you wish you knew before buying a house?

It is completely normal to not find “the one” immediately. We looked at 20+ houses before we stumbled upon our home and I couldn’t be more thankful for how it worked out. It can be exhausting to tour so many houses but it is incredibly valuable to see what you like and especially what you don’t like.

What was the most surprising part of the process? 

Once we found the house and our offer was accepted I was surprised how fast, yet smoothly everything went. We would get emails several times a week updating us on various things and letting us know the next thing we needed to do (ex. Schedule home inspection, survey, pick a closing attorney, etc.). Although it is a lot of little things it was very simple because we had a great team helping us out.