Patrick Riley Homes RVA

10/30/2026

here's your daily market update courtesy of your

Think you need a 700 credit score to buy a home? You might be surprised by how wrong that number is.

And if you've been putting off buying because of your credit, this could change everything.

According to a recent Veterans United survey, 57% of prospective buyers think they need a credit score of at least 660 to qualify for a mortgage. And 34% believe they need 700 or higher.

But here's what many people don't realize.

The traditional benchmark for many conventional loans has been 620. And with recent changes to mortgage credit scoring, even that isn't a hard-and-fast requirement for every loan.

Plus, lenders are beginning to adopt newer credit scoring models that could help millions more Americans get evaluated for a mortgage.

So, the number you see on your credit monitoring app may not tell the whole story about your ability to buy a home.

Does that mean everyone can qualify? Of course not. But it does mean you shouldn't count yourself out before talking to a professional.

Curious where you actually stand? Send me a message, and let's connect you with a lender who can help you find out.



Ready to or I'm your guy! I look forward to hearing from you soon!

10/29/2026

here's your daily market update courtesy of your

What if you finally get an offer on your house... and then the buyer backs out?
It's every seller's nightmare. And with headlines about canceled contracts on the rise, it's a concern worth talking about.

But here's what those headlines aren't telling you: 85–90% of home sales still make it to closing.

And there's more good news. You can actually take steps to protect your sale before your house even hits the market.

According to a Redfin survey, 70% of agents say inspection or repair issues are a reason buyers back out. That's the biggest reason reported, by far.

So, what's one smart move you can make?

Consider getting a pre-listing inspection. It could help you spot potential problems early, decide what to fix, and avoid surprises that might send a buyer running.

And that's just one piece of the puzzle. The right preparation, pricing, and negotiation strategy can make a real difference.

Selling your house doesn't have to feel like a gamble. A little preparation can give you a much stronger start.

Thinking about selling? Send me a message, and let's talk about how to set your sale up for success.



Ready to or I'm your guy! I look forward to hearing from you soon!

10/28/2026

County, real estate market update for October 2026.
New Listings +16.6% (homes for sale)
Pending Sales +1.2%
Closed Sales +2.6%
Median Sales Price +4.0%
Average Sales Price +4.2%
2026 has proved to be a strong year for homeowners in . The numbers above reflect year-to-date market activity. Congratulations . Like and follow my page to stay current on real estate trends across RVA and when you're ready to sell or buy I'm your guy! It is essential you work with me a top real estate professional who puts your needs first. Additional statistics for townhomes and condos are in the image. ® RVA Elite Realtors Virginia is for Lovers Visit Powhatan, VA Richmond Family Magazine

10/28/2026

here's your daily market update courtesy of your

More than 1 in 4 homes are being bought with cash right now. But here's something that might surprise you about who's buying them.

It's not just wealthy investors swooping in with deep pockets.

A lot of these cash buyers are everyday homeowners who've built up serious equity over the years. And that equity is giving them more buying power than they may have ever imagined.

According to Cotality, the average homeowner with a mortgage has about $310,000 in equity.

Think about what that could mean for your next move.

You might have enough equity to buy your next home outright. No mortgage payment. No worrying about today's interest rates.

And even if you can't pay all cash, that equity could help you borrow significantly less.

But what if you're buying with a mortgage?

Here's some good news: Nearly 3 out of 4 homebuyers are still using financing. You're actually in the majority.

So don't let the headlines about cash buyers make you second-guess what's possible for you. Whether you're buying your first home or using equity to make your next move, there may be more opportunities than you think.

Wondering how you stack up in today's market? Send me a message. Let's talk about your options.



Ready to or I'm your guy! I look forward to hearing from you soon!

10/26/2026

I'm excited to share that I'm now serving as the Treasurer for the Board of Directors at Lighthouse Learning Academy in Powhatan County, Virginia. This nonprofit homeschooling learning center serves neurodivergent children in grades K-5 in the RVA area. We're opening in the Fall of 2027. Please check out our page for more information! https://www.facebook.com/LighthouseLearningAcademyVA

Nonprofit homeschool learning center
🧠 Neurodivergent learners | K–5
📍 Powhatan, VA • Opening Fall 2027
Illuminating a Different Path ✨

10/26/2026

Hanover County, real estate market update for October 2026.
New Listings +12.4% (homes for sale)
Pending Sales +10.2%
Closed Sales +5.0%
Median Sales Price +5.2%
Average Sales Price +6.6%
homeowners continue to experience strong home equity growth year to date. When you're ready to sell or buy I'm your guy! Check out my online reviews across all platforms. Like and follow my page to stay current on trends. Real estate continues to prove itself the best long-term investment. when you're ready to sell or buy I'm your guy! LIKE and follow my page for ongoing market updates. Whether you are or , work with me a top real estate professional who puts your needs first. Check out my online reviews across all platforms. Additional statistics for townhomes and condos are in the image. RVA Elite Realtors Hanover County Government Henrico County Public Schools

10/26/2026

here's your daily market update courtesy of your

Pending home sales just dropped 11.3% compared to last year. But what if that slowdown could actually help you get a better deal on a brand-new home?
Here's why that matters.

When the market slows, homeowners and builders don't always react the same way.

A homeowner who isn't getting the offers they want can decide to stay put and wait. But builders? They've already invested in houses they need to sell. And every completed home that sits unsold costs them money.

That can make builders more motivated to negotiate. And the numbers prove they're already making moves.

According to the National Association of Home Builders, 65% of builders are offering incentives, and 43% are cutting prices. The typical reduction? 6%.
For buyers, that could mean serious savings. Think lower prices, help with closing costs, or even a better mortgage rate.

And the biggest opportunities may be hiding in brand-new homes that are already built and waiting for buyers.

So, before you rule out new construction, let’s see which builders in our area may be ready to negotiate.



Ready to or I'm your guy! I look forward to hearing from you soon!

10/23/2026

here's your daily market update courtesy of your

Today's market has more options than many people realize. Finding the right one could be as simple as getting more information about tools like ARMs. A trusted lender can run the numbers with you, walk you through the what-ifs, and help you explore the possibilities.

Is an ARM a good option for you? Talk to a loan officer to find out.



Ready to or I'm your guy! I look forward to hearing from you soon!

When mortgage rates climb, buying a home can start to feel like trying to hit a moving target. Every jump in rates makes monthly payments bigger, and that pushes a lot of buyers to look for another way in.

10/23/2026

County, real estate market update for October 2026.
New Listings: -2.4% (homes for sale)
Pending Sales: -14.8%
Closed Sales: -16.6%
Median Sales Price: +3.7%
Average Sales Price: +1.7%
We experienced a serious lack of inventory in from September 2025 through September 2026. During this same period, home values appreciated within normal, historically safe levels. LIKE and follow my page for ongoing local market updates. When you're ready to sell or buy I'm your guy and would love the opportunity to work with you. As your dedicated real estate professional, I always put my clients' wants and needs first to ensure the best possible experience. continues to prove itself as a solid long-term investment. Check out the image for specific townhome and condominium statistics. Richmond Family Magazine

10/22/2026

here's your daily market update courtesy of your

Renting can be a good fit for the right person with the right house, but it isn’t the only option. A smart sales strategy can help your house stand out to buyers from day one.

So, if you’re on the fence, let’s sit down and compare what selling and renting would each look like for you.



Ready to or I'm your guy! I look forward to hearing from you soon!

Selling your house is a big step, and you want it to go smoothly. And with houses taking a little longer to sell these days, renting it out might start to sound like a nice backup plan.