Sabrina East began hosting Meet & Mingle Party Games in 2016. Now, she has hosted over 160 events, connecting thousands of people across the community. From restaurants to breweries to galleries; she has set up her uniquely themed, interactive  murder mystery events all over the Roanoke Valley and on Zoom, especially during the pandemic. 

'Jump into Mystery is a unique experience. It isn't a mystery dinner because people don't sit and watch. They move around, laugh, talk, eat, and drink. When a guest arrives at one of these events, they enter another world and become characters; roles they will sustain for the length of the event. They ask questions of each other, find clues, and buy or sell information using fake money. In the end, they will decide who committed the crime, the motive, and the method.'

If you enjoyed playing Clue or reading Sherlock Holmes, then you will love these events. Even if you don't feel like you are a detective at heart, if you love laughter and people–you are bound to have a great time. 

February is a particularly fun month for Jump Into Mystery, as Sabrina wraps a Valentine theme into many of the public events. Here are a few she has planned:

+A Valentine to Die For Murder Mystery Dinner at Wellhung Vineyard Sunday, February 5th at 6pm in downtown Roanoke.

+A Valentine to Die for at Bower Center for the Arts Saturday, February 11th at 6pm in Bedford, VA

+My Bloody Valentine, a virtual event, Friday, February 17th at 8pm online

+Snowed In Murder Mystery at Crescent City Bourbon & BBQ Saturday, March 4th at 6pm in downtown Roanoke

Be sure to go to the Jump Into Mystery Facebook Page to purchase your non-refundable tickets in advance and check out the details of each unique event to participate in the murder mystery. You'll want to check-in ahead of time to be ready and in character to start the game! Some events are 18 and older; however, Sabrina will book private events, too! 

If you share your pictures online, be sure to tag us @hometownblessings so that we enjoy and celebrate your adventures alongside you! 

 @jumpintomystery

The Roanoke community has come together to cheer on local firefighters and law enforcement for the past 18 cheers for a night of good fun and great charity. Families, friends, and community members pile into the Berglund Center, allowing this event to contribute over $450,000 to children's charities in the past. 

This year, the contributions will benefit Carilion Children's Hematology & Oncology Clinic and the participants are hoping for a big turnout of support. You can participate by purchasing a ticket online. Doors will open at 4:30PM and the game will begin at 6PM. Tickets range from $11 to $16, so bring the whole family! Let's fill the Coliseum and support the Roanoke firefighters, law enforcement, and Carilion Children's Hematology & Oncology Clinic.

Be sure to share your pics at the game and tag @hometownblessings so we can cheer alongside you! Who will you be rooting for?

Here we are, right in the middle of Winter, but Spring is on our minds! The Greater Roanoke Home and Garden Show is a great way to let the excitement of warmer days and outdoor projects grow and inspire new plans for warmer weather.

Each year, the show opens for three days at The Berglund Center in downtown Roanoke. This will be the 13th year and the best part: admission and parking is free!

From February 3rd through the 5th, you can explore home improvement and outdoor living demonstrations, meet local vendors, experts, and contractors, and do some shopping. From indoor remodels to outdoor landscaping, there will be a little bit of everything. 

This year, there will be seminars on the hour each day from 2-6PM on Friday; 10AM-6PM Saturday; and 11AM-5PM on Sunday. Clark BeCraft, The Community Arboretum at Virginia Western Community College, will be introducing the 2022 All-American Selections winners. All America Selections are nationally tested plant varieties that are exceptional due to aesthetics and proven performance in the landscape. Winners from 2021 and 2020 will also be presented. 

Get a little taste of Virginia, and have some fun in the Art Gift Gourmet Center at the Greater Roanoke Home & Garden Show, too! Find coffees, cookies, fudge, jerky, sauces & seasonings, small batch olive oils, cookware and much more. We hope to see you there from February 3-5 at the Berglund Center!

@homegardenshows

It's not too late to view "Titian, Rembrandt, Renoir, Monet", the current installation at Taubman Museum including 52 original masterpieces from these artists and more. Spanning nearly 500 years, this exhibition features the most significant schools and styles of European art history, from the Italian Renaissance to French Impressionism, including a fully immersive experience featuring six paintings that come alive in a companion gallery.

A visit to the Taubman is sure to excite your creativity, which is perfect because the museum has you covered with several activities to spur your imagination.

Friday, January 6th

An 18+ event celebrating the New Year, the Transform Masquerade Ball features DJ Stimulator Jones and the Downtown Divas for your colorful entertainment! Guests are encouraged to dress in their finest masquerade attire. Prizes will be awarded for the most creative outfits. Cover charge is $15 for members or $20 for non-members advance sale, and $25 non-members at the door - 1 drink ticket included with admission! Visit @TaubmanMuseum for details.     

Saturday, February 4th

Celebrate Lunar New Year, Year of the Rabbit, with dragon dances, martial arts performances, singing, and more for a family friendly event from Noon to 2PM! Bring the whole family out to learn about the cultural traditions of your Asian friends and neighbors right here in southwest Virginia. From meeting the performers to creating your own Year of the Rabbit-themed artwork, this is a fun, FREE event you don't want to miss! Lunar New Year is presented by Local Colors, Roanoke Valley Sister Cities, and the Taubman Museum of Art. No registration necessary — walk-ins encouraged! 

Saturday, February 18th

Love Bacon & Bourbon? Now, we're talking! Enjoy generous pours of craft spirits from noted distillers, paired alongside tapas-style savory pork creations by local chefs. Sip along to live music, learn more about bourbon with a spotlight talk, and visit the galleries for an array of inspiring works on view! This is a 21 + event. 

Saturday, March 18th

Let all of the creativity you've been building up flow into your very own glass art project! Find inspiration from a guided tour of the new exhibition "Wonders of Glass: From the Collection of Susan S. and David R. Goode" while learning about glassmaking techniques. return to the studio with your instructor to try your hand at glass painting. You'll take home your own original work of glass art in this fun and interesting beginner-friendly class priced at $45 for members/$55 for nonmembers.

The Taubman Museum offers daily guided tours of their exhibits and features a shop where you can purchase gifts to inspire. So, which event has caught your eye? Let us know by tagging us @hometownblessings! 

 @taubmanmuseum

Elmwood Park in downtown Roanoke has been creating spaces from friends and family to come together and enjoy the beautiful downtown landscape since 1877 when then mayor, John Trout, purchased the property from Elmwood Plantation owner, P.L. Terry. 

Since then, our community has enjoyed festivals, concerts, picnic lunches, slow walks, and now–ice skating! People of all ages can enjoy unlimited ice skating outdoors until January 29th thanks to WDBJ's Elmwood on Ice. Tickets can be purchased on-site and ice skates are available, too! 

Ample parking, on-site bathrooms, & hot beverage vendors are a few of the reasons people love to bring their sweethearts and families. No matter the temperature outside, the ice is cold! So, be sure to wear gloves and weather appropriate gear. Up to 100 skaters can enjoy the 65x60 outdoor rink and there is also seating for onlookers. 

Make a day of it and enjoy lunch or dinner after your skate. Hours, schedule,  and pricing is available online. The facility is available for private rentals and groups. It will be operating through January 29th, 2023 this winter season. 

I hope you'll snap some pictures of your ice skating extravaganza and share them on Facebook with a tag for @hometownblessings so we can enjoy them with you! Happy skating!

@downtownroanoke @wdbj7

The Roanoke Times Dickens of a Christmas has begun in Downtown Roanoke! It's the 40th anniversary of this fantastic event and includes three magical snowy evenings with a 100% chance of snow on Market Street 6:00 pm – 9:00 pm each night of Dickens. There will be a Kids Zone with inflatables, games, and activities. Carriage Rides will be available on the first and third nights of Dickens for $5 per person. Children 12 and under must be accompanied by an adult. Children 3 and under are free. 

Night 1 - December 2, 6pm - 10pm: Featuring The City of Roanoke Christmas Tree Lighting

The Christmas Tree Lighting takes place on Salem Avenue in the Plaza behind the Market Building. The ceremony begins at 5:30 pm with the tree lighting at 6:20pm and will include live stage performances.

Night 2 - December 9, 6pm - 10pm: Featuring The City of Roanoke Christmas Parade

The parade begins on Jefferson Street at Elm Avenue, turns onto Campbell Avenue, goes past Market Square, and ends at Williamson Road. This year's parade will start at 6:30pm.

Night 3 - December 16, 6pm - 10pm: Featuring the Roanoke Valley SPCA Pet Costume Contest   

The beloved Roanoke Valley SPCA Pet Costume Contest returns, taking place on Salem Avenue at the Plaza behind the Market Building. Pet owners may start registering their pets at 5:30pm the night of the event. The contest begins at 6:30pm with the following categories: Best Holiday Theme, Crowd Favorite, Most Creative, and Funniest Costume.

Plus, Come on a fun scavenger hunt and find the 16 Scout Elves hiding in downtown stores. Find them all and be entered for a chance to win $1,000! Pick up a Passport at any of the participating Scout Elf locations. Get a stamp from the business when you find a Scout Elf. Once your passport has all of its stamps (meaning you've found all the Scout Elves), return it in the drop box located in the official elf adoption center - Mast General Store (401 S Jefferson Street) by 5pm on 12/16 and you'll be entered to win $1,000. The winner will be notified on December 16th.

We hope to see you downtown shopping local, dining out, and enjoying the holiday festivities in our beautiful city! Be sure to shout out @hometownblessings so we can enjoy your holiday photos!

@downtownroanoke @roanoketimes

The winter season in Roanoke is marked by a few special traditions that might be common knowledge to Roanokers, but hidden to newcomers. Over the next couple of weeks, I'll highlight some of these traditions starting with Fashions for Evergreen at the historic Hotel Roanoke.

Fashions for Evergreen 2022 will feature more than 25 trees throughout the historic property dressed in whimsical and outlandish displays to elegant and traditional designs. The event is sponsored by United Way of Roanoke Valley and The Hotel Roanoke & Conference Center as a fundraiser for the many opportunities that UWRV brings to the community.

Come celebrate the season, assist neighbors in need and build a better community together. This event is free and open to the public. The public is being asked to vote monetarily in any amount (only U.S. currency and checks accepted with as little as a penny) and at the end of the public voting, the tree that raises the most money will be declared the winner of the People's Choice Award.

The Hotel Roanoke & Conference Center is located at 110 Shenandoah NE in downtown Roanoke. The event kicks off on Thursday, November 24th at 6AM and is open to the public through Sunday, January 1st at 10PM. The Hotel Roanoke features The Pine Room, 1882 Lobby Bar, STEAM Coffee & Eatery, and the famous Regency Room; as well as a spa and holiday getaway packages. 

Learn more about this event by visiting the event page at https://fb.me/e/2r16sB2Og 

@thehotelroanoke

The Stocked Market is the Junior League of Roanoke Valley's Annual Shopping Extravaganza. Held at the Berglund Center each November, this holiday market boasts over a hundred vendors from across the country. This fundraiser has raised over $3.2 million over the past 32 years. All funds raised stay within the Roanoke Valley and are used to further the JLRV's mission.

The Stocked Market features vendors specializing in art, clothing, jewelry, accessories, gifts for children, food, drink, home decor, beauty, wellness, pet, home, and a wide array of gift items. Proceeds from the event contribute to things like the Mary Terry Goodwin Kuyk Scholarship to recognize college-bound students who have demonstrated volunteer service and academic success; a toy drive for children; and removing barriers to healthcare and food.

The annual JLRV Stocked Market is returning at the Berglund Center November 11th-13th, 2022! Make sure to check the Stocked Market Facebook page for updates. "Like" the Stocked Market page on Facebook for up to the minute details on giveaways, events, and more! To buy tickets for the 34th annual Stocked Market click here. Children 12 and under are admitted with a paying adult over the age of 18.

If your business is interested in supporting the Junior League of Roanoke Valley's (JLRV) mission to promote voluntarism, develop the potential of women and improve the community through effective action and trained volunteers, we encourage you to join the JLRV's distinguished list of sponsors.For more information regarding Stocked Market 2022, contact Stocked Market 2022 Co-Chairs, Brittany Bostic and Brittany Mitchell at stockedmarket@jlrv.org  

We can't wait to see what treasures you find! Tag us at @hometownblessings to share your holiday haul!

@stockedmarket

Center Stage Catering is a local, family owned company whose roots run deep.  In early 2000, Chef John Schopp and his wife, Karen, discovered they were really good at feeding people who appreciate fresh cooked food with attention to detail … AND they loved doing it so they launched a catering company! 

With several awards and many five-star reviews under the belt, the Center Stage team enjoys coordinating large events for some of the most reputable companies in the region and helping couples' wedding dreams come true. Over the last 20 years, they've learned the secret to giving everyone we meet a big, warm Virginia welcome.

You can bring home a serving of gourmet comfort food for your Thanksgiving Dinner this year, thanks to the Center Stage Catering Happy Thanksgiving Menu! From full meals to ala carte sides or desserts, you can select pre-made delights so that you don't have to do all of the cooking yourself. These also make fantastic bring-alongs when you have lots of houses to visit or need a creative thank you gift! If you're coming to my house, a Chocolate Pecan Pie with Salted Caramel won't go unappreciated. There's even a homemade doggie treat option! You'll be able to select from a wide array of main courses, sides, and desserts. Apple cornbread stuffed pork loin, Virginia black oak ham, and brown sugar pecan hot smoked salmon are among the headliners.

To see the full menu, visit the Center Stage Facebook Page at https://www.facebook.com/centerstagecatering. They will be taking online and phone orders until noon on Wednesday, November 16th. You can pickup your order Wednesday, November 23rd between 9am-Noon at 17 Claiborne Avenue in Rocky Mount! Email events@centerstagefood.com or give them a call at (540) 489-7827 for details.  

@centerstagecatering

I know we've got several weeks to go, but if you don't act now you will miss out on one of the coolest Christmas events in town.

Chris's Coffee & Custard is sponsoring Chris's Cocoa & Cookies with Santa on 1, 2, & 3! Tickets are going fast! 

Families will be able to purchase a family pass for $45 which will allow them to partake of this magical holiday event. Families will enjoy delicious hot cocoa and cookies and enjoy an unforgettable visit and photo with Santa.  Each child will also receive a stuffed animal and everyone will enjoy the Christmas lights and a movie on the side of our building!

The website includes lots of fun add-ons, like a personalized Santa letter, Magic Rainbow Christmas Glasses, and Hot Cocoa Bombs. Family passes are also available. 

This event benefits LovABLE Services, a comprehensive job training company,  and Chris's Coffee & Custard. LovABLE SERVICES, Inc. supports Chris's Coffee & Custard, which is the job training site for LovABLE SERVICES. Chris's staff includes passionate and motivated support staff who will provide assistance, training and supervision in the day-to-day operations and help bridge the gap between the community and the people with special abilities who are integrating themselves in the workplace and everyday life. Chris's strives to work together with young adults that have already completed their high school education as well as individuals that are still in local school systems to improve transition outcomes from school training into employment opportunities in the community. We love seeing how these special individuals will develop and create positive changes in themselves and our community.

@Chrisscoffeeandcustard

Random acts of kindness make our city a sweeter place to live! For the second year, George's Flowers, MKB Realtors, and TFS Roanoke are collaborating to bring Petal it Forward to your community.

On Wednesday, October 19th, these local businesses will be joining dozens of florists across the country in partnership with the Society of American Florists in giving everyone two bouquets, one to keep for themselves and one to "]]>

This weekend, the Fall Festival & Country Store at Jeter Farm kicks off the season with corn maze, hayride, pumpkin train, barnyard zoo, slides, games, and more. Jeter Farms is a 5th generation family farm in Botetourt County past Bonsack off of 460. Enjoy ice cream, local apple cider, fresh kettle corn, and on Saturday and Sunday grilled hamburgers, hot dogs, and roasted corn! The festival runs from September 25 to October 30th on Saturdays from 9AM-6PM and Sundas from Noon to 6PM. The farm is open for school field trips during the week. General admission is collected at the gate and you can learn more on their website. 

You can mozy on down I-81 or take the backroads for Sinkland Farms 31st Annual Pumpkin Festival in Christiansburg. Enjoy live music, explore local vendors, or tour the grounds on horseback. Taste authentic southern barbeque, kettle corn, hand-dipped ice cream, and more. Grown-ups will enjoy a sampling of local beer and wine. Make it an adventure by getting lost in the corn maze. This festival goes from September 23rd to October 30th from 4-8PM on Thursday and Friday; and 10AM-5PM on Saturday and Sunday. Checkout their online calendar for daily events, online ticket purchases, and more. 

No fall farm tour would be complete without the corn cannon, pumpkin blasting fun of Layman Family Farms! A 10 acre corn maze, cow train, gemstone mining station, jumping pillow, and tunnel slide are a few of the traditions that keep kids begging to come back year after year. Layman's is also home to Fry Shack & Concession, serving pork BBQ or grilled chicken sandwiches, burgers, hot dogs, smoked mac and cheese, chili, nachos, funnel cakes, fried oreos, tater ribbons, and more. See their menu and activities on their website! Everyone leaves happy and satisfied after a fun day of play! Layman Family Farm opened September 17th and runs through November 5th. You can enjoy it on Saturday from 10AM-6PM; Sunday from 11AM-6PM; and in October on Wednesdays from 4-8:30PM!

So, no matter if you just need to search out the perfect carving pumpkin, an elaborate fall porch display, or a day filled with seasonal fun and wholesome goodness; you will find what you are looking for at our generational sustainable farms in southwest Virginia! Let us know how it goes and be sure to tag us in your favorite pictures @hometownblessings 

Photo courtesy of Jeter Farm

This weekend, the Fall Festival & Country Store at Jeter Farm kicks off the season with corn maze, hayride, pumpkin train, barnyard zoo, slides, games, and more. Jeter Farms is a 5th generation family farm in Botetourt County past Bonsack off of 460. Enjoy ice cream, local apple cider, fresh kettle corn, and on Saturday and Sunday grilled hamburgers, hot dogs, and roasted corn! The festival runs from September 25 to October 30th on Saturdays from 9AM-6PM and Sundas from Noon to 6PM. The farm is open for school field trips during the week. General admission is collected at the gate and you can learn more on their website. 

You can mozy on down I-81 or take the backroads for Sinkland Farms 31st Annual Pumpkin Festival in Christiansburg. Enjoy live music, explore local vendors, or tour the grounds on horseback. Taste authentic southern barbeque, kettle corn, hand-dipped ice cream, and more. Grown-ups will enjoy a sampling of local beer and wine. Make it an adventure by getting lost in the corn maze. This festival goes from September 23rd to October 30th from 4-8PM on Thursday and Friday; and 10AM-5PM on Saturday and Sunday. Checkout their online calendar for daily events, online ticket purchases, and more. 

No fall farm tour would be complete without the corn cannon, pumpkin blasting fun of Layman Family Farms! A 10 acre corn maze, cow train, gemstone mining station, jumping pillow, and tunnel slide are a few of the traditions that keep kids begging to come back year after year. Layman's is also home to Fry Shack & Concession, serving pork BBQ or grilled chicken sandwiches, burgers, hot dogs, smoked mac and cheese, chili, nachos, funnel cakes, fried oreos, tater ribbons, and more. See their menu and activities on their website! Everyone leaves happy and satisfied after a fun day of play! Layman Family Farm opened September 17th and runs through November 5th. You can enjoy it on Saturday from 10AM-6PM; Sunday from 11AM-6PM; and in October on Wednesdays from 4-8:30PM!

So, no matter if you just need to search out the perfect carving pumpkin, an elaborate fall porch display, or a day filled with seasonal fun and wholesome goodness; you will find what you are looking for at our generational sustainable farms in southwest Virginia! Let us know how it goes and be sure to tag us in your favorite pictures @hometownblessings 

Photo courtesy of Jeter Farm

Diversity is spelled R-O-A-N-O-K-E! We often hear from clients what a happy surprise it is to find such inclusive opportunities, cultural celebrations, authentic eateries, and a diverse population in our small, southern mountain city. One local organization, Latinas Network, is kicking off a month-long celebration of Hispanic Heritage this week!

Live music, luncheons, family friendly events, fundraisers, educational talks, and of course–amazing food–are all part of the wide ranging events planned between September 15th and October 15th as part of Hispanic Heritage Month. Latinas Network is partnering with local organizations and businesses to provide broad opportunities for the hispanic community to come together and to welcome in people from other cultures to learn more about this beautiful and welcoming community. 

The kickoff celebration began at Leonore Restaurant in downtown Roanoke and will continue for the next several weeks at spots such as JStop Latin Soul, 2Chill Restaurant, Warren G Lineberry Community Park, Beliveau Winery, San Gerardo Ministerio Hispanico, the Taubman Museum, and more. Latinas Network has partnered with dozens of local businesses to provide locations, entertainment, and food. Guia Salsa Noke plays a big part by providing dance lessons and music at many events!

This celebration concludes on October 15th at Coco-Nuts, specializing in cupcake bouquets and custom cakes, at 1027 E. Main Street, Radford, for their Grand Opening! We're excited to enjoy all of these excellent events and want to congratulate the Latinas Network for pulling off such a successful collaborative series of events. 

@Dominicancoconuts @KatPascalOfficial @officialkatpascal @LatinasNetwork @casalatinarv @TwistedTrackBrewpub @jstoplatinsoul @SalsaNoke @floyd.community.action.for.racial.equity @losamigosroa @San-Gerardo-Ministerio-Hispano-1389416401137759 @roanokepubliclibraries @RRSBDC @ridesolutions @LocalColorsVA @TaubmanMuseum

It's time for Pumpkin Spice everything and that includes all sorts of awesome autumn activities around the Roanoke Valley, but what about sunflowers? Yes! It's time for the annual Beaver Dam Farm Sunflowers Festival, too! 

Beaver Dam Farm was a family owned and operated working dairy farm from 1927 until 2019. In the summer of 2015 the farm planted sunflowers to see how they would grow. After harvested, they were bagged for birdseed. 2016 marked the first annual sunflower festival which has become the first and largest sunflower festival and vendor show on the East coast! With two back to back weekends of over 600,000 sunflowers, handmade crafters, food vendors, live music and events throughout the week; the festival has seen up to 20,000 visitors per year. 

What do you need to know?

*The festival runs from September 9-18th

*Leave your pets at home; service dogs only

*Tickets can be purchased online, but cash is accepted at the gate

*No alcohol on premises

*Events and entertainment vary so see the schedule for details and to purchase your tickets.

*Light rain does not cancel, but heavy rain or storms do

*Free Parking

*Outdoor bathrooms

*There will be over a dozen food vendors on site

Hey, maybe we'll run into you one evening at the Beaver Dam Sunflowers Festival! If not, be sure to let us know you made it by tagging your breathtaking sunflower photos @hometownblessings on Facebook.

Downtown Roanoke has transformed over and over again over the past century. It's amazing to see the lively and community focused iteration that's thriving now in the heart of the city. The City Market Building, which was once home to a bustling agricultural exchange, is now home to six restaurants and a large formal event space. The Farmer's Market hosts local crafters and farmers every weekend. You can find fresh produce; locally pressed juice; & handmade woodcrafts, art, jewelry, soaps, and ceramics. Dozens of original local boutiques line Market Street and the surrounding neighborhood with everything from fine French furnishings to kitchen gadgets!

This weekend, downtown Roanoke's newest eatery, The Hatch, is hosting an End of Summer Block Party. Sunday, September 4th live music by DJ Flex, Solacoustix, The Low Low Chariot and Billingsley will be featured with no cover charge on an outdoor stage on Wall Street. Come early for brunch and plan to stay a while to enjoy live music all afternoon! 

Parking is abundant downtown and you can find street parking, lot parking, and parking garages all within a couple of blocks. Downtown Roanoke Inc offers a great resource for getting around downtown at https://www.downtownroanoke.org/get-around/parking 

Hope to see you downtown this weekend, whether you are checking out the farmer's market, doing a little local shopping, or catching some jams at The City Market Building. Be sure to tag @hometownblessings so we can enjoy your pictures!

@thehatchroanoke, @citymarketbldg and @downtownroanoke

You can't miss the Tudor style Hotel Roanoke when you are driving through, walking around, or flying over the Star City. Originating in the 1880's, "The Grand Old Lady" was established by Norfolk & Western to provide "modern" amenities to travelers of the railroad. Today, The Hotel Roanoke is part of the Hilton Curio collection but retains the elegance and grandeur of days gone by. 

While Roanoke is, once again, on the passenger train route via Amtrack's Northeast Regional route; locals know that The Hotel Roanoke isn't just a handy destination for a road trip pit stop. In fact, there are FIVE ways to indulge in the beauty, history, and culinary delights of our landmark destination!

1. STEAM Coffee + Eatery: Beginning daily at 6 a.m., you can get your morning started right with your favorite Starbucks brand coffees and smoothies. With free wi-fi and a seemingly endless offering of nooks and crannies throughout the hotel, you're sure to find a spot to cozy into to do some work, read a book, people watch, or catch up with a friend. What better place than amidst the beautiful details of Hotel Roanoke?
2. 1882 at The Pine Room is a rustic American bar and eatery with first-come, first-served seating delivering 'authentic pre-prohibition cocktails paired with modern day mixology', draft brews, and premium wines alongside an irresistible collection of small plate and full menu options. With items like Fried Green Tomato Chips, Meatball Mushroom White Hearth Flatbread Pizza, and Baked Freeform Fruit Pies with Honey Ice Cream; and a menu listing the local farms where fresh, local ingredients are sourced, this might just become your weekly hangout!
3. Well known locally for its famous Hotel Roanoke Peanut Soup, The Regency Room is one of only three restaurants in Virginia that boasts the AAA Four-Diamond Designation rating. Executive Chef Stephen DeMarco curates seasonal menu offerings and nightly specials. If the thought of Seafood Bisque, Seared Scallops, Shrimp & Grits, Double Cut Lamb Chops, Spoon Bread, and Peach & Plum Pavlova makes your mouth water, call ahead and make a reservation! The Regency Room is open year-round, including holidays making it a highly sought after spot for special occasions. 
4. Did I mention that you can also get breakfast at The Regency Room? In addition to a full buffet of regional favorites and traditional items; you can enjoy Fried Egg and Andouille Sausage Hash, Brioche French Toast, Regency Style Eggs Benedict, and more. Enjoy that alongside your steaming cappuccino! 
5. Finally, it would be remiss not to mention The Hotel Roanoke Room Service! Not traveling? Regardless, an overnight stay allows you an opportunity to enjoy breakfast in bed with breakfast service from The Regency Room and maybe even indulge in a romance or wellness package! You don't have to leave town for a relaxing overnight getaway.

What's your favorite way to dine at The Hotel Roanoke? Got a favorite dish or cozy spot for morning coffee? Tag us @hometownblessings and let's chat!

Music therapy, hearing loss advocacy, and music accessibility are vital to a diverse and cultured community. 13% of adults have some difficulty hearing and 2 out of every 1,000 babies are born with hearing impairment. But, it's not everywhere that you will find therapeutic treatment paired with a world class concert experience with eclectic art and rotating installations, unmatched acoustics and lighting design, and a full bar!

Built in 1927 as a historic church, 1217 Maple Avenue includes 22' arched ceilings with intricate moldings. Now, as 5 Points Music Sanctuary, it has become an iconic event and performance venue with ample parking, comfortable seating options, and a diverse lineup of artists and performances designed to celebrate the power of sound in all its glory.

5 Points Music Foundation, a 501c3, has a simple mission: to pursue the power of sound in all its glory. That's the inspiration behind incorporating live performance, events, accessibility, and therapies into one unique space. Through a partnership with Anderson Music Therapy, 5 Points Music has provided nearly $60,000 worth of free music therapy sessions to various age groups with various special needs. They have ranged from 3-year-olds with Down Syndrome to Veterans with PTSD. At all events, 5 Points provides wearable SUBPAC devices for those with hearing loss. These "backpacks" feed into the PA system wirelessly and send vibrations of the music into the user. Other programs include free sign language classes held throughout the year, which provide an introduction to sign language for both adults and children.

"5 Points Music Sanctuary allows clients to receive the music therapy services they need and deserve so they can overcome barriers and be the best version of themselves." ~Noel Anderson

A variety of musical performances are scheduled year round, from improv to concerts to their annual Golf fundraiser. You can find more information about those and more at https://www.5pointsmusic.com.

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Have you ever watched a movie where someone surprises their partner with a luxurious picnic overlooking a scenic paradise? Or seen Instagram photos of a "too perfect" luxury charcuterie setup? Well, it's not just for movies or the Insta-famous anymore! 

Thanks to Roanoke entrepreneur & visionary, Jonathan Kelly, you can sit back and relax while the team at Flaneur Picnics plans and does all the work for your picturesque picnic. Maybe you want to surprise a special someone for an anniversary or birthday lunch; perhaps you want to impress your intimate friends; or reward a hard-working team at work with a seriously delightful and relaxing lakefront spread.

Summer is at its peak. What better time to call in some help in making some magic while you enjoy the fun and sun? Flaneur picnics offers the ultimate picnic experience-where curated design meets chef-inspired charcuterie and you don't have to lift a finger! The team at Flaneur scouts out a perfect location, sets up the props and seating, brings all of the food, and even takes care of clean-up. How good can it get? You can do what you love– jump on the boat, go for a hike, or just sit and watch the sunset without a care in the world. 

Flaneur is great for any occasion or none at all. From balloon installations, arches, proposal setups, flowers, custom cookies, charcuterie, or even a private chef; they have you covered. You can find them at flaneurpicnicco.com. Be sure to tag us @hometownblessings when you post your Flaneur event to Facebook! 

#picnic #surprise #proposal #celebrate @flaneurpicnicco

There are many waterfalls in the greater Roanoke region that you can enjoy on a day trip. Whether you just want a quick jaunt to enjoy your lunch or you are up for a steep hike, there is a perfect waterfall adventure for you. Here are just a few of the beautiful waterfalls that you can find your way to on a short (less than 5 mile) hike. Access and parking fees are minimal and most are open year-round and during daylight hours, whether permitting. 

Roaring Run 

*accessible 1.5 mile hike

*easy for families

*features bridges, picnic spots, historic furnace to this 30 foot waterfall

*Jefferson National Forest in Botetourt County

*free

*sunset to sundown

Stiles Falls

*moderately challenging/about 3 miles round trip hike

*features creek crosses, rock scrambles en route to this 40 foot waterfall

*located in Shawsville at Alta Mons Methodist Camp

*leashed dogs permitted

*free

*open everyday with the exception of during camps and bad weather

Cascade Falls

*moderately challenging/about 4 miles round trip hike

*69 foot waterfall

*Giles County

*Parking Fee around $3 cash

*creekside hike with bridges and fire road

*leashed dogs permitted

Crabtree Falls

*strenuous with steep incline and rocky 2.5 mile loop trail

*60 foot waterfall

*campground and picnic area

*Blue Ridge Parkway/National Park Services-Nelson County

*highest vertical-drop cascading waterfall east of the Mississippi River

*Well-behaved dogs are permitted off-leash on the trail. All other dogs should be leashed.

Dismal Falls

*easy

*12 foot waterfall

*free parking

*Bland County

*pet friendly

What do you think? Are you ready to explore some of the majesty of Virginia's Blue Ridge Mountains? Let us know if you venture out and share your pics by tagging us @hometownblessings! 

*photo credit: Tripadvisor @lisas404

We are a month into summer and, boy, is the temperature turning up! School is getting ready to start back up for many and that tends to set a tone of summer vacation season coming to an end. It's not too late for a quick getaway, though! Fortunately, Roanoke is just a half-day road trip away from some delightful beaches where you can slow down and make a splash. Our proximity to the coast is a big factor in choosing Roanoke as home for many people. Here are four of our favorite coastal getaways within a half-day drive from home. 

Just a little over a 5 hour drive, Beaufort, NC is a coastal village with small town charm. Beaufort's wild horses can be reached by boat, where they have free run of the main area of Rachel Carson Reserve. The town boasts a historical site, unique boutiques, award-winning seafood, and a farmer's market. Taylor's Creek provides for kayaking and you can check out artifacts from Blackbeard's flagship, Queen Anne's Revenge, found in 1996 in Beaufort Inlet, at the NC Maritime Museum. Plan for fishing, ferry rides, shopping, strolling the boardwalk, and wild horse watching!

Head through the Chesapeake Bay Bridge Tunnel and find yourself in the quaint shores of Cape Charles, VA. Here you can enjoy shallow, calm waters; watch the sunset over the bay; jet-ski & kayak; explore historic architecture; nationally ranked golf; and so much more. Enjoy the local eateries and breweries and stay in a Victorian-era B&B. Plan for family friendly fun, all kinds of water sports, and hiking the  Cape Charles Natural Area Preserve and Savage Neck Dunes.

If you are up for a bit of an adventure and truly want to 'get lost in the middle of nowhere;' it's time to acquaint yourself with Ocracoke, NC. It's going to take you a bit longer (over 7 hours) to arrive because this little bit of paradise is tucked away with only ferry access. You'll have to cross over from Swan Quarter or Hatteras Village to reach this remote island on the Outer Banks. Plan for wild pony watching, seashell collecting, star gazing, exploring the streets of this centuries-old village where cottages with white picket fences still stand and house the ancestors whose families have called this island home for generations. You'll likely enjoy a pint of beer on the waterfront with the locals. Look for hidden craftsmen on side streets and fully checking out from the world for a few days.

Craving a good sweat? Venture directly south of Roanoke to the charmingly classic Hilton Head Island nestled between Charleston and Savannah, South Carolina. It'll take close to seven hours to get there, but it's absolutely worth it for 12 miles of public beaches make for an uncrowded and expansive 'toes in the sand' type of stay. You'll likely find it too tempting, however, to sneak away from the beach to explore historic Mitchelville Freedom Park, bike paths adorned with magnolia and live oak trees, chartered fishing tours, and unbeatable eateries and jazz clubs.  

What's your style of coastal getaway? Whether you are looking for family friendly, checking out from the world, or indulging in gourmet meals and fine wine; you can find it all within a day's drive from Roanoke. Wide variety, iconic history, and beautiful scenery make the southern coast a tempting destination year-round. We're quite fortunate to have it all so accessible! Tag us in your coastal vacation pictures @hometownblessings so that we can enjoy a taste of the summer blessings that you are enjoying! 

What's summer without some strange and unusual festivals? There's plenty to choose from around here and I'm happy to point you in the right direction. The fun starts this weekend, so be sure not to miss SML Pirate Days and mark your calendar for lots of curious exploration in the weeks to come.

Smith Mountain Lake Pirate Days takes place the 3rd weekend of July and includes a Gala, Kids Activities, a Water Balloon Fight, Pancakes with Pirate, Live Music, mermaids, vendors and much more. Home base is Crazy Horse Marina in Moneta but check out their Facebook page for more information!

Botetourt Tomato Festival will be ripe for pickin' on July 23rd from 8:30AM-Noon at the Daleville Town Center. Get your picture taken with the Oscar Meyer Weinermobile! Free admission &  parking plus plants, produce, baked goods, craft, & artisan vendors, live music, heirloom tomato tastings, tomato sandwich contest, raffles, and giveaways. Yum!

New River Valley Fair will be happening July 25th-30th at the New River Valley Fairgrounds in Dublin! Rides, agricultural exhibits, a petting zoo, and food vendors will be on-site everyday with special events such as a demolition derby, horse pull, 4 wheeler race, pro wrestling, live music, and additional entertainment scheduled throughout! 

Oyster & Lobster Fest Shucks! All you Parrotheads, head out to Harvest Moon Marketplace at Smith Mountain Lake on August 6th from 11AM-5PM for live music by Surrender Dorothy. This is a free family-friendly event, so grab your lawn chairs and bring your lobster bib!

Botetourt Honey Festival Don't miss this sweet festival on August 20th from 8:30AM-Noon at Daleville Town Center! Celebrate National Honey Bee Day with free parking, admission, mead tastings, and  kids' activities. Loads of local honey will be for sale along with local produce, baked goods, and artisan merchandise. You can even learn how to sign up to be a beekeeper!

Roanoke Taco Fest on September 10th from 11AM-5PM at Elmwood Park in downtown Roanoke features food trucks, restaurants, vendors, local well-loved bartenders, and best of all–benefits Roanoke non-profit Huddle Up Moms. 

Henry Street Festival at Elmwood Park on Saturday, September 17th is sponsored by Harrison Museum of African American Culture and features entertainment, educational forums, and exposure to African-American heritage as expressed through the performing arts, crafts, cuisines, customs, and merchandise beginning at 2PM!

BOCO BBQ & Country Fest is on Saturday, September 17th from 3-9PM at the Daleville Town Center for incredible barbecue, multiple regional and Nashville recording artists on the Budweiser stage, great beverages, outdoor games, giveaways and more.Kids 12 and under are free!

Roots & Reggae Fest is back at Wasena Park on Saturday, September 24th starting at 2PM with local and regional bands. Food trucks, vendors, face painting, and music are guaranteed with kids under 12 admitted for free!

Let's see if we can spot each other in our pirate hats or gobbling down some tomato sandwiches, how about it? I love living here in our mountain to lake paradise of Southwest Virginia where people love to celebrate, come together, and fully enjoy our resources and surroundings. I hope you get to take part in some of these awesome events, many of which support local nonprofits who do great work for our community. Hope to see you out and about! As always, I'd love to see your photos from these events, so tag us at @hometownblessings so that we can enjoy your fun, too!

There are some things that you just have to do every summer! Here are 9 Roanoke Valley favorites that we don't want you to miss this year.

1. The Salem Fair: Between June 29 and July 10th, the Fairgrounds will see around 350,000 people. The food sure has changed over the years and you might be surprised at the wide array of "Fair Food" available. Rides, entertainment, and a petting zoo are just a few of the sights at this agricultural fair which is the largest in the state and is one of the top 100 fairs in the country!
2. Explore Park: There is something for everyone at Explore Park. No, seriously…everyone! Whether you're into mountain biking, kayaking, climbing trees, or grabbing a locally brewed beer at Brugh Tavern; you will certainly enjoy the serene experience of being immersed in nature just off the Blue Ridge Parkway.
3. Visit Our Amazing Wineries: How does watching a sunset from atop a mountain with a glass of local Syrah sound? Our wineries are diverse and simply beautiful. Each unique, explore your options for wineries that offer music, food, firepits, yoga, and more!
4. Party in Elmwood Park: Downtown Roanoke boasts a delightful park complete with a playground, walking paths, and fountains. But, in the summertime on Thursday nights, we turn up the volume for Party in Elmwood featuring 19 weeks of live music and local food trucks! 
5. Baseball! The Salem Red Sox are a Minor League Baseball affiliate of the Boston Red Sox of Major League Baseball and boy, do they deliver some ball! You can find them playing at home all summer long! 
6. Float the Roanoke River: A few years ago, you would have had to venture out of town to find an outfitter that would set you up with a relaxing river float right through the serene center of the city, but that was before Roanoke Mountain Adventures (RMA) was on the scene. Now, you can plan a day trip of a calm, cool float that ends with lunch at Wasena City Tap Room or The Green Goat! 
7. Bicycle the Greenway (and ice cream!): If that river float has you ready to see more of the city, the crew at RMA can set you up with a bicycle and you can cruise down the Greenway to Blue Cow Ice Cream Shop or Chris's Coffee & Custard for a refreshing treat! 
8. Hike the Appalachian Trail: The Roanoke Valley is home to hundreds of miles of hiking trails, with many right on the Appalachian Trail! Novice? No problem! Roanoke Outside organizes group hiking events so that you can learn the ropes with experienced experts.
9. Explore Virginia's History: Is summer really complete without a field trip to one of Virginia's historical sites or museums? The Crooked Road Trail, Blue Ridge Institute & Museum, Virginia Museum of Transportation, Poplar Forest, Booker T. Washington National Monument, Harrison Museum of African American Culture, History Museum of Western Virginia, National D-Day Memorial, and so much more are all just day-trips for us here in the Valley!

Let us know what kind of summer fun you choose to get into by tagging us on Facebook at #hometownblessings and be sure to share your pictures so that we can all enjoy all that the Roanoke Valley has to offer! 

There's nothing like celebrating Independence Day in Virginia! The Commonwealth is rich in history and takes special pride in re-creating and celebrating the Fourth of July in a variety of unique and awesome ways. Here are just a few of the opportunities to explore the region and celebrate this weekend: 

Friday, Jul 1, 2022

Rotary Independence Day Festival at Franklin County High School in Rocky Mount 5PM

July 4th SML Weekend & Five Shades of Gray at Gills Creek Marina & Lodge in Wirtz 6PM

Saturday, July 2, 2022

Mountain Lake Lodge Fireworks in Pembroke at 5PM

Spirit of America Independence Day Celebration at Smithfield Plantation in Blacksburg 5:30PM

Summer Music Series & Fireworks Display: The Kind at Eagle Landing in Newcastle 6PM

SML Fireworks featuring Tate Tuck Band at Saunders Volunteer Fire Company in Huddleston 6PM

Sunday, July 3, 2022

Freedom First Festival featuring Sugar Ray at Elmwood Park in Roanoke 11AM-10PM

All American Festival and Fireworks at Spring Valley Farm in Moneta 4PM

Independence Day Fireworks at Mitchell's Point Marina in Huddleston 7PM

Monday, July 4, 2022

Independence Day Celebration at Thomas Jefferson's Poplar Forest in Forest 10AM-4PM

Christiansburg 4th of July Celebration 10AM-10PM

Floyd Independence Day Festival at Floyd High School 6:30PM

Vinton 4th of July Celebration at the Vinton War Memorial 7PM

Independence Day from The Rooftop in Fincastle (reservations required) 8-10PM

We'd love to share in the fun so tag us on Facebook at @hometownblessing to share your photos! Don't forget to give me a shout for your real estate needs if you fall in love with a location or a home while you are out exploring. Stay hydrated, be safe, and enjoy the weekend. Happy Independence Day!

There is just nothing like summer in southwest Virginia. Surrounded by mountains, rivers, and lakes; people know how to create amazing experiences in the great outdoors around here. I have put together a few great opportunities to get you started this summer!

For the water lovers….

Adventure Center Weekend at Wilderness Landing, June 24-26th

Roots Reggae Pool Party and Retreat at Apple Ridge Farm, June 25th Noon-2AM

Tube the Roanoke River with Roanoke Mountain Adventures, Daily

Paddleboard, Ski, Boat, and More with Roanoke Outside Foundation

For the beer & wine crowd….

Roanoke Beer & Wine Festival, Saturday, June 26th from Noon-6PM at Elmwood Park

Vendors at the Vineyard at Stoney Brook Vineyards, Sunday, June 27th 12-5PM

14th Annual Lavender Festival at Beliveau Farm Winery, Sundays from Noon to 6PM

For the athletes…

Pop-Up Mill Mountain Evening Hike, Saturday, June 26th at 6PM 

Fleet Feet Pub Run and Walk, Monday, June 28, 6-9PM

Ride with Friends at Cardinal Bicycles (Varied opportunities)

For the art & music connoisseurs…

Back to Black Art Show at Versus Roanoke, Saturday, June 26th from 10AM-5PM

Dirty Dancing Weekend at Mountain Lake Lodge, June 24-26th

Kris Von Tornado Exhibit at Lackey Studio & Art Gallery through June 30th

There is certainly something for everyone! Let me know what you decide to get into, take some pictures, and be sure to tag me @hometownblessings so we can share in your summer fun. 

There is no better place to be than southwest Virginia on Father's Day Weekend. From Antique Tractor Shows to Famous Chicken Sandwiches and Baseball, the Roanoke Valley has a little bit of everything!

FRIDAY

Southwest Virginia Antique Farm Days at Franklin County Recreation Park

2150 Sontag Road, Rocky Mount, VA  from 8AM-5PM

Salem Red Sox Home Series vs. Delmarva: 90's Night 1004 Texas Street, Salem at 7PM

SATURDAY

Breakfast with the Animals at Mill Mountain Zoo in Roanoke from 8:30-10:30AM

Southwest Virginia Antique Farm Days at Franklin County Recreation Park 2150 Sontag Road, Rocky Mount, VA  from 8AM-5PM

Juneteenth Celebration with Queen Vegan's Famous "Chicken" Sandwiches at Eureka Park from Noon to 3PM 

Summer Solstice Fest in Downtown Blacksburg from 1-11PM

Bro Flow Yoga with Jeremy Price at Uttara Yoga Studio at 401 Highland Ave SE, Roanoke from 2-4PM 

Salem Red Sox Home Series vs. Delmarva: Black Heritage Takeover Night with Humble Hustle at 1004 Texas Street, Salem at 3:45PM

Summer Music Series at Wilderness Adventure Center at Eagle Landing: Born Cross Eyed from 6-10PM 

SUNDAY

Southwest Virginia Antique Farm Days at Franklin County Recreation Park 2150 Sontag Road, Rocky Mount, VA  from 8AM-5PM

The Dog Bowl Market at Black Dog Salvage 902 13th St SW, Roanoke from 11AM-4PM

14th Annual Lavender Festival at Beliveau Farm Winery in 3899 Eaken Farm Road in Blacksburg from Noon-6PM

Salem Red Sox Home Series vs. Delmarva: Father's Day/Kids Run the Bases at 1004 Texas Street, Salem at 5PM

So, what's it going to be? Staying home and grilling or taking in some of the area's coolest activities? Whatever Dad prefers, I'm wishing you a great day! 

_____________________________________________

Bees aren't kittens. Some of us shiver in fear when one buzzes in our ear! They're not really cuddly or funny, though some could argue that they are cute. 

By now, we all know that pollinators are in decline due to habitat loss, invasive species, pesticides, and predators. But these little workers fertilize plants to form seeds, berries, fruit, and other plant food that we absolutely love. 

Here are a few ways that you can support the pollinators in your community!

1. Plant natives! Busy bees will come calling when you provide them with native plant pollen and nectar for food, cover from the elements and predators, and places where their young can grow.
2. Create cozy nests! Most native bees don't form hives. They nestle in decaying wood and sandy soil. They are also willing to cozy up in whimsical bee houses, like the ones you can find at craft markets here in the Roanoke Valley or make yourself.
3. Expand your flower bed and reduce your mowable lawn. Many homeowners find that they can reduce their mowable lawn without impacting how they use it. It can save you time and money while also improving your property for pollinators.
4. Clover lawns? Yep. It's a thing. Clover adds nitrogen to your lawn, making even the grassier parts more green and lush. Clover is drought tolerant, resists pet urine, and grows in bad soil. If your lawn has been giving you fits, consider letting more clover grow freely. Plus, some flowering natives like clover, dandelion, and wild violets are edible and quite tasty! 

Grandma's antique rosebush will definitely thank you for nourishing the pollinators in your neighborhood, but even if clover patches aren't your style there are lots of ways to support the busy bees that keep our food chain thriving. Next time you see one of these guys making your lawn home, thank him for all he does! 

Need some help finding native plants or flowers, a fun bee house, or green landscaping for your BEE-autiful lawn? Give me a call. I'd love to refer you to someone in my trusted network.

Do you have a space inside or outside of your home where you can set aside your day to truly relax and be still? What it looks like for one person might be completely different than for another. Whether it's a den, a sunroom, a garden, a deck, or a zen zone; you can create indoor and outdoor spaces that allow you to unwind and relax.

Some things to consider:

1. Soft, comfortable seating is inviting and welcoming. Don't be afraid to try something unconventional like a hammock, chaise, or big fluffy floor pillows!
2. Skip the TV, electronics, and earbuds. If you really want to unwind, make space to intentionally disconnect from the outside world and reconnect with yourself.
3. Add a touch of nature. If your space isn't a cozy little garden nook, just add some potted plants or a vase of cut flowers. Our local farmers markets and local florists offer a great variety!
4. Limit distractions. Less is more when it comes to unwinding. 
5. Learn to be still. Observe what you can see, hear, and smell. Let  your thoughts come and go, but don't grab onto any of them. Just enjoy the moment. 

You might decide to enjoy your yoga, qi gong, or tai chi practice in your quiet space or perhaps you'll take to journaling or making it a place where you plan out your day with a cup of coffee. Stillness has a way of calming our minds, easing stress, improving concentration & self-awareness, and even providing us with a greater sense of power and control. As we master our mind and learn to center, we empower ourselves to enjoy and embrace life. 

For help in creating the perfect space, feel free to give me a call! I'd be happy to connect you with some of the great folks in my trusted network that can help you with everything from interior decorating to landscaping to cut flower arrangements. I'll do whatever I can to help you love your home and make it your favorite place to be!"

Psychology Today writes that "Biophilia is the fascination and communion with nature stemming from a biologically driven need to interact with plants and animals." Maybe that is why we are so attracted to these lush, green indoor houseplants that are easy to grow and care for inside! 

Bringing a little bit of the outdoors inside helps to lower levels of stress, improve memory, and heighten creativity. Symptoms of ADHD and depression can decrease for children and adults. The benefits of green time may be physical, as well: One study concluded that a microbe found in soil may improve the body's immune response.

Here are a few favorites that will perfectly fit your lifestyle and skill-level, even if you are a novice, and make your house feel a lot more like home:

1. Bird of Paradise thrives in well-lit indoor areas and needs to be watered once a week or when the soil gets dry. Place her near a window with good drainage and she will be easy to maintain.
2. Baby Rubber Plant stores water in its roots, stems, and leaves like a succulent so it only needs to be watered once a week or so. It's small so it can sit nicely on your kitchen sill or on your desk or coffee table. 
3. Snake Plants are a popular favorite for being super easy to care for and great for purifying the air in your home. They don't require frequent watering or a lot of light, making this an easy solution for a busy plant-lover. 
4. Mini Monstera plants (Rhaphidophora tetrasperma–not actually in the Monstera family) are a much smaller alternative to the big, bodacious Monstera plant that is all the rage. You get the benefit of the beauty without it taking up so much space! 
5. Golden Pothos is a classic vine that  is also good at boosting indoor oxygen levels, can do well in low light, and can tolerate a good amount of inconsistent moisture! 

I just know that your green thumb is going to shine when you bring a few of these beautiful plants into your home. If you are still a little nervous, don't fear. I'm happy to point you in the direction of a plant expert! Just give me a call or email and I'll get you connected to one of my expert resources for houseplants and flowers. 

From the color of your door to your landscaping, you can create a warm welcoming entryway that will make you excited to walk in the door every day! You'll be smiling and proud to show it off to your friends and neighborhood.

Let's start with your front door. It sets the tone for you and your guests to enter your home. It's the last thing you see when you leave, as well. Allow your doorway to represent the energy and opportunities that you want in your life. Here are five color options to consider to declare your intention:

1. Red: Are you a people person? The neighborhood host? Known as a power color, red represents warmth, passion, and inspiration. A red door is attractive from the street so you are visible and bold! Show the world that you are here to connect with your bright red door. 
2. Black: In Feng Shui, black is associated with wisdom, depth, positivity, and support. It's a great color to declare that you are social and open to deeper friendships and relationships.
3. Brown: Earthy, natural tones provide a sense of stability, balance, and nurturing. It represents connection to family and nature and can be a good reminder to you to ground yourself and enjoy the day. 
4. Yellow: A yellow door is bright and fun, but it also represents stability and grounding. Ready to settle down and stay a while in one place? Maybe a yellow door will remind you to grow roots in this home. 
5. Green: Looking for new opportunities? Try a green door to set an intention of inviting in new opportunities and being open to expansion and growth. 

Landscaping can help you build a space that flows in harmony with the natural world. Let's explore some plants that symbolize what you want to feel when you come home.

1. The Peony symbolizes love, prosperity, and beauty and are luxuriously ruffled in lush puffy petals.
2. The Chrysanthemum, with its button-like blooms or spindly petals, come in many colors and symbolizes joy, beauty, and contentment.
3. You'll need a water feature at your front door for the Lotus, but it's an iconic flower that represents purity, perfection, and peace.
4. The sweet smell of Rosemary paired with the ease of care makes Rosemary a lovely addition to your entryway. Rosemary is known for remembrance, faith, love, and clarity. Many cultures believe that it brings positive interactions and energy to the home! 
5. Another fragrant herb that makes for a simple and fragrant welcome home is sage, which comes in many varieties and is typically very easy to nurture. Sage represents positivity and strength. 

What do you want to feel when you come home from a day out? Give yourself the gift of an intentionally warm welcome home while showing off a little bit of your personality and intention. You'll be satisfied knowing that you have created this little piece of heaven at your doorstep and proud to share your efforts with your friends and neighbors. Need a hand tackling this little project? Reach out and I'll be happy to refer you to trusted professionals who can help you out, no matter how big or small your vision! 

Rain runoff can pool near your foundation, causing leaks or damage. Gutters that aren't working well might pull away from the roof, resulting in further home disrepair. Clean your gutters twice a year: once in spring and once in fall. Regular maintenance will help prevent leaves and debris from clogging water flow. 

Here's how:

1. Find a sturdy, safe ladder that will reach your gutters.
2. Wear work gloves to pull out clumps of debris. 
3. Have a bucket handy or toss debris onto the ground below. 
4. Use a wire brush to loosen stubborn accumulation. 
5. Rinse with a hose.

If you find holes, gaps, rusty spots, detached gutters or downspouts, damage, or missing parts; it's well worth it to take care of these issues sooner rather than later. I always recommend having someone spot you when using a ladder, for two reasons. One: they can be your runner so you don't have to climb up and down; and two: they can be a second set of eyes for your safety or in case of an emergency. If climbing up a ladder and digging around in gutters isn't your cup or tea or you simply don't have time, give me a call. I'm happy to help connect you with local resources who can support you in keeping your home as spectacular as the day you purchased it.

Who doesn't love a well manicured lawn teeming with birds and wildlife? Spring is the time to begin enjoying it and nurturing your little piece of heaven. Lawns are a home for insects, worms, birds, and hidden invertebrates. A healthy lawn helps rainwater to drain away, prevents erosion, reduces noise, and creates a cooling effect while adding visual appeal. Want to sip on a cup of coffee in the early morning as you watch the bees and butterflies buzz among branches and bushes? Here are 8 ways that you can enjoy the benefits of having a beautiful lawn while also nourishing local wildlife.

1. A gentle spring raking with a flexible leaf rake, once the lawn is lush and green, can help mitigate snow mold and remove thatch (mainly dead turfgrass) that prevents lawns from growing evenly.
2. Send a soil sample to your local cooperative extension office to determine your soil's acidity. The cooperative extension office is a free educational resource offering scientific-based assistance in agriculture, horticulture, and other areas of expertise. All you have to do is call, check on their website, or visit your local extension office, and they can advise you on how to treat your lawn with lime and other resources.
3. Spring lawns don't need too much fertilization, but you can fertilize organically by topdressing with compost or using a mulching mower to chop lawn clippings into a nourishing source of nitrogen.
4. Give the lawn mower a tune up and sharpen the mower blades. Adjust blades to 2-3" and keep them sharp!
5. Consider diversifying your landscaping and limiting the mowable portion by sectioning it off and sowing a wildflower lawn seed mix with a blend of different native grass species to add more variety. Give the grasses a chance to flower by leaving them to grow.
6. One of the easiest changes you can make is to avoid weed killers. These kill off plants that could attract bees and other pollinating insects and may harm the animals themselves. If you spot a fast-spreading weed like thistle, nettle or dock, try and remove it by the root.
7. Avoid buying plants, bulbs, seeds or compost that contain pesticides or insecticides. Neonicotinoid pesticides (known as neonics), for example, are associated with mass honeybee deaths and harm wild bees too. While they are targeted at 'pest species', the chemicals can also affect beneficial insects, other invertebrates and larger animals.
8. Try to buy organic gardening products, source them from a trusted local nursery or farmers' market, or swap plants and bulbs with your friends. By making your garden more wildlife-friendly you are in fact encouraging natural predators such as birds, hoverflies and parasitic wasps, which will help to keep pests under control. 

There's nothing like a garden party to help celebrate Virginia's beautiful spring weather and views. If you are looking for local resources and experts to help you create a lawn and garden that you truly enjoy, give me a call! I'd love to share some of the area's top professionals with you and help you make your property all that you dreamed of."

April showers bring May flowers…and many home care opportunities. This is a great time to check on gutters, downspouts, rain barrels, foundational cracks, and windows. 

Did you know that for every inch of rainfall on a 1000 square foot roof, 600 gallons of water can collect? If you collect water in a rain barrel, you can reuse it for irrigating ornamental trees, lawn, and flowers; washing your vehicles; rinsing out recyclable containers before tossing them into the bin; and spraying down your walkways. 

Rainy spring days are a good time to check on the basement and crawlspace. Water stains along the wall and floor, excess moisture, or mold can be good indicators that you need to look further at windows and foundational issues with a professional. 

If the sides or bottoms of your windows show a few leaks during a downpour, you may just need to redo your sealant or caulking. Updating weatherstripping might be another solution. Water building up between the panes of double windows could mean that you may have a bad gas seal. If you have water leaking from beneath the window itself, it may cause more serious damage. Take a look to determine if you can solve the leaky window issues yourself or to determine if it's time to call in the experts. 

Spring rains help our gardens flourish and keep our waterways primed for outdoor fun, but they can also be a great reminder of home maintenance needs. Prevention and attention to water related issues could save you money down the road. Keeping your home clean, dry, and free of mold, mildew, and water damage gives you the freedom to fully enjoy Virginia living! Give me a call if you need a recommendation for a professional to help you with your home maintenance needs. 

"Spring is here and it's finally beginning to feel like it! With more pleasant weather, sunshine, and blooming flowers; many of us are tempted to open up our windows to clear out the old stuffy air and bring in the fresh scents of the season. Virginia is blessed with a plethora of fragrant native plants that you'll enjoy all season long.

This is a great time to do some spring cleaning by wiping out the inside and outside of those ledges, vacuuming out dust or webs that have formed over the winter, and identifying any damaged areas that need repair. 

All of this breezy air and dust stirring can irritate our allergies, though! It might help to pick up an essential oil diffuser so that you can support your immune system in dealing with seasonal allergies. Research studies show that lavender, lemon, and peppermint essential oils used in combination can do just that while also assisting in bringing in that clean, fresh scent your craving. 

I hope you can take some time to enjoy the sights and scents of springtime in Virginia!" 

RICK

I've been thinking a lot about my family, friends, clients past and present, and colleagues over the past few days, and I wanted to take this opportunity to reach out and see how everyone's doing. 

It's been about a week and a half since we were instructed by federal and state governments to begin taking significant measures to reduce the spread of coronavirus. What that looks like is different for different people, but nonetheless, it's turned our lives upside down and been the source of great disruption and anxiety for most people. 

In addition to concerns about the virus itself are people's worries about the economy. We've watched in disbelief as the stock market has gone on a wild roller-coaster ride. Many folks are working at home, and for most of them, their kids are home, too, because schools are closed. But at least they're working. Hundreds of thousands — even millions — of workers have been or will be laid off at least temporarily as businesses are forced to slash production or even shut down. Healthcare workers, first responders, grocery store staff and many others are being pushed to the brink as they keep the necessities going. 

I want to thank all those folks who are working this situation from the front lines. While the rest of us are taking precautions to avoid the virus, they are putting themselves right in front of it to keep us safe and healthy. 

But even with everything on in the world, here's what else has been happening, at least right here at home: 

• People are checking on their neighbors — especially older folks — to help them get groceries and fill prescriptions. 
• Folks are buying gift certificates they can use later for goods and services that aren't available right now. 
• Groups are organizing efforts to sew masks for healthcare workers who are short on supplies. 
• Businesses that can — for example, restaurants — are doing things differently as they try to keep people working.
• Local musicians whose venues have dried up are streaming free concerts to their fans.
• Healthcare workers and others on the front lines are receiving small and large kindnesses to recognize their work. 
• Supermarkets are holding special hours for senior citizens and other vulnerable shoppers.

There are so many other things I've seen and heard about that I'm leaving out, but it just goes to show that people are capable of doing amazing things when they face extraordinary circumstances. With care, concern and respect for one another, the kindness becomes contagious, too. 

The future is uncertain, but one thing is for sure: Our community, our state, and our nation will recover. It'll take time and cooperation, but it will happen. The Roanoke Valley is full of residents who have strength of spirit and character. We can do this if we just continue to pull together. 

Usually, when I write these posts, I offer advice for home buyers and sellers, but not at a time like this. In this kind of situation, generalizations aren't called for. Whether you should buy or sell now depends on your specific circumstances. As always, if you'd like to discuss a potential real estate transaction, I'm here to help as much as I can. I will say that I'm proud of my colleagues who, like me, are scrambling to keep their clients' transactions on track. They're using technology and lots of innovation to keep the market moving as much as possible. 

To close, I wish everyone health and peace as we navigate this together. Let's take care of ourselves and one another. If there's anything I can do for you or your family during this time, please reach out at rpayne@mkbrealtors.com or (540) 793-0442.

It's hard to believe that we're nearly halfway into January. The way the holidays fell on the calendar, it felt like we were sprinting from Thanksgiving to the start of the new year! I had seven closings in December, which was a fun, busy and satisfying way to end 2019. I'm looking forward to carrying that momentum right through into the busy spring and summer seasons. Congratulations to all those clients who accomplished their real estate goals this year, and thank you for your business. It was my pleasure to work with you, and I look forward to our next transaction. 

The Roanoke Valley market finished strong, too. The Roanoke Valley Association of Realtors will release final numbers in the next few days. After seeing several record-breaking months throughout the year, I feel pretty confident in saying we'll break another record for the year as a whole. 

Just so you know, it's not just real estate agents that make all those transactions happen. There are so many people involved in getting just one transaction from start to finish. Imagine the number of people who touch all the purchases and sales that happen in our billion-dollar-a-year residential market. I want to wish each one of you my sincere thanks for all you do to help make our clients' real estate dreams come true. I appreciate your work and professionalism, and I look forward to continued successes together. A special shoutout to the folks here at MKB who keep the place running smoothly. 

If you've been on the fence about buying or selling, you may think you've missed your chance now that such a busy year has come to a close, but that's not true. There are still plenty of buyers and sellers in the market, and those numbers will just increase as we get further out from the holidays. 

So what's your next step if you've been considering a real estate transaction but haven't made a move? 

Buyers: You've probably already been looking at properties, and that's great. Your next step is to talk to a lender. Inventory will grow, but it's tight right now. To be competitive with an offer, you need to be ready to quickly prove your creditworthiness to a seller. If you don't know where to start with lenders, get in touch, and I can connect you. After that, sit down with your Realtor and start talking about your goals and must-haves. You've likely got some properties identified, and your Realtor will be able to point you to others. Especially if you've got your eye on a particular property, take action now. 

Sellers: Your next step is to talk to a Realtor to start outlining a to-market strategy for your home. That means identifying any improvements you need to make, preparing your home so that buyers see it in its best light and determining a smart price that will get the home sold on your timeline at the best return possible. (If you're also buying a property, let's get you in touch with a lender.)

Investors: Real estate investors did particularly well in 2019. Roanoke has some very nice, older neighborhoods that are experiencing some revival. Especially if you're new to the Roanoke Valley market — or to investing in general — get in touch. There are opportunities at all tiers of the market, whether you plan to lease the property or rehab it for resale. 

Thanks again to my family, friends, clients and colleagues for an excellent 2019. I wish you a healthy and prosperous 2020. As always, if I can be of help, please contact me at (540) 793-0442 or rpayne@mkbrealtors.com. 

On average, homeowners spend hundreds or even thousands of dollars heating their homes every winter. Fuel — no matter what kind you use — isn't getting any cheaper. Even in the Roanoke Valley, where our climate is fairly mild, we get some cold, cold days during winter, when your heating system has to work hard to keep up.

Depending on your current system and your budget, there are some easy and not-so-easy improvements that can help bring your costs down. The right answer for your home is probably a combination of improvements rather than a silver bullet. 

Start with an inspection

If you feel like your heating system runs and runs and runs but your house is still cold, hire a licensed HVAC contractor to inspect your system and its components. A good inspection might cost you a couple of hundred dollars, but it's really the best way to ensure that everything is running properly and as efficiently as possible. If you're offered a free or discounted inspection, make sure that it covers the entire system and isn't limited to one component, such as your heat pump or furnace. 

Caulk doors and windows

Caulking your doors and windows can help to prevent cold air from getting into your home through small cracks and crevices. This project should not cost a lot of money to complete, and you should be able to work on every window and door in your home in a matter of hours.

Replace or install weatherstripping on exterior doors

Weatherstripping the exterior doors of your house is probably the quickest and easiest way to make your home more energy efficient. Completing this project will help to prevent cold air from entering your house through the gaps between your door and the frame. As a result, your heating system will not need to work quite as hard to keep your family warm.

Install smart thermostats

Smart thermostats help you to control the temperature of every room in your house, making sure that each room only uses energy when necessary. Installing a smart thermostat will allow you to keep your kitchen and living room nice and toasty during the day and heat your bedroom right before you get to sleep. By not heating the rooms that you are not using, you can save a small fortune on your energy bills. In newer houses, smart thermostats are becoming the norm, so it's a nice upgrade to have. 

Add insulation in the attic

Because heat rises, your home can lose a significant amount of heat through the roof. You can significantly reduce this heat loss by thoroughly insulating your attic. If your house still feels drafty, you may need to add insulation to the interior walls. This is more complex (and expensive), and usually requires a contractor. (Remodeling tip: Take advantage of open walls during remodeling projects, or add insulation if you add siding to your home.)

Install double-pane windows

Single-pane windows do not do a good job of keeping out the winter chill. If your home has these windows, you will almost certainly find yourself turning up the heat multiple times each day. To make your home more energy efficient, consider installing double-pane replacement windows, instead. Doing so will massively reduce the amount of heat that you lose through your windows every day and add at least a small chunk to your home's resale value. 

Upgrade your system

This is the most expensive, least DIY solution on the list, but, especially if you live in an older home, it might be the option that makes the most sense. The final cost will depend on the configuration of your current system (for example, do you have ductwork that needs to be rerouted — or, in some homes, no ductwork at all!), what kind of fuel you use and the size of your home. And if you're wondering whether upgrading will help you at resale: The answer is almost certainly yes, especially if you're replacing a non-central system, such as a one-grate floor furnace or window air conditioning units. Most buyers take for granted that a home will have central heat and air.

The reality is that most of these projects will not slash your heating bills, but you will save a little money month to month, and your family will be much more comfortable. 

Have questions about how other home improvement projects might affect the value of your home? Let's talk about your plans. Contact me at rpayne@mkbrealtors.com or 540-793-0442.

1. Buy at the right price.
2. Renovate at the right price.
3. Sell/lease at the right price. 

As you're learning about the different types of investments available, keep our primary goals in mind. 

Residential real estate

As the name implies, these are investments in properties that are meant for residential living, including: 

• Single family rentals: These are the most common type of real estate investment. We're talking about condos, townhomes and single-family detached homes. You can manage the property yourself or hire a property management company. 

• Section 8 rentals: In this case, we're talking about single-family rentals that have been designated by the federal government as approved Section 8 properties. Tenants are no- to low-income, and rents are subsidized in part or in full by the government.

• Small multi-family: Popular in the Roanoke Valley, these are duplex, triplex and quad configurations. They're popular first-time investment properties, because the investor can live in one unit and rent out the others. 

• Rehabbed properties: In this case, we're talking about single-family homes that have been purchased, repaired and put back on the market. 

• Vacation rentals: These are often single-family homes that are furnished, come with short-term rental terms and are situated in vacation destinations — beaches, lakes, mountains, etc. Usually, these are professionally managed.  

Commercial real estate

These are properties that are used to conduct business or generate income. 

• Retail: Includes mall complexes, town centers, strip malls and standalone properties. 

• Office: Several categories, based on where the property is located, its quality and how much rent is collected. Also includes medical office space. 

• Industrial: Heavy manufacturing, light assembly, warehouses and flex industrial, which often offers a combination warehouse-office space. 

• Multi-family: These are buildings used to house multiple families, classified by size of the building, where they're located, and what type of structure is there. 

Land

• Commercial development: Land that is developed with commercial centers, including retail, office, industrial or multi-family. 

• Residential development: Land that is developed with residential real estate structures, usually single-family detached homes.

• Farm land: Land that is zoned for agricultural use. 

• Mining: Leasing a property's mineral rights can provide long-term cash flow.

Real estate investment trust

A REIT is a company that owns, operates or finances income-producing real estate. REITs invest in multiple property sectors, then provide investment opportunities to holders of stock or mutual funds. Contact your financial advisor for more information about REITs. 

Do you have other questions about real estate investing? I'd love to talk with you about your goals. Contact me at 540-793-0442 or rpayne@mkbrealtors.com.

1. Buy at the right price. 
2. Renovate at the right price. 
3. Sell/lease at the right price.

Obvious, right? Maybe so, but you might be surprised at how difficult it can be to pull off. Here are two of the most common investments I work with, and the ins and outs of each. 

Rehabbing properties for sale

You've seen it on TV: Someone buys a fixer-upper, renovates it and sells it for a tidy profit — at least, that's the goal. This is the kind of investor I work with most often. This investor is looking for well-priced properties that need some TLC. Sometimes these are foreclosures, but often they're estate sales.

If done well, a rehab will not only net you a profit, it could have some positive impact. First, the property's improved value may positively influence the values of the homes around it. Second, these properties often turn into homes for buyers who couldn't otherwise have afforded a home of that quality. Nothing wrong with doing a little good when you can. 

Here are some things that can trip up investors: 

• Paying too much for the property.

• Underestimating the cost of renovations.

• Finding something unexpected during renovations.

• Overestimating the market value of the home after renovations are complete.

• Underestimating the amount of time it will take to sell the house. This is problematic especially for buyers who are financing their initial investment and have to make mortgage payments until the house sells. 

Investing in rental properties

Whether or not you want to be a landlord, investing in rental properties is a solid way to get into real estate investing. Again, it's about making the formula work: You have to keep the expenses associated with owning the property in line. 

Plan on being hands-on if you decide to manage your own property. The more properties you own, the more time management will take. Remember, this includes everything from screening tenants and collecting rent to making repairs and marketing the property. For a percentage of your rent, a property management company can take care of all of this for you, allowing you some distance from the investment. 

The list of things that cause these investors to stumble is similar to the one above: 

• Paying too much for the property.

• Underestimating the cost of renovations or maintenance. 

• Overestimating the rent they can get for the property.

• Underestimating the time and expense required to find quality, long-term tenants. 

• Having trouble with a tenant and winding up with damage to the property or unpaid rent. Again, this is especially troublesome for non-cash investors.

Avoiding costly errors

As you can probably see, when you decide to invest in properties directly (as opposed to investing in a trust, which I'll talk about in a future blog post), understanding the market where you're investing is critical to your success. That's why it's important to partner early in the process with a real estate agent who has experience with investment properties. Your Realtor can: 

• Help you negotiate a fair purchase price at your initial investment. This is especially true when you're working with foreclosures or estates. In the case of the foreclosure, you're working with an unhappy bank. When you're buying from an estate, you're often faced with an emotional family. In both cases, an experienced negotiator can better handle these interactions. In addition, a Realtor can give you a reality check when it's looking like you're going to have to pay too much to get the property. 

• Connect you to home improvement professionals so you can accurately estimate costs.

• Help you determine the sale price you need to get the profit you want. 

• Advise you about the rental market and which neighborhoods are fetching the best rents.

The Roanoke Valley real estate market is full of opportunities for investors. If you're ready to get started, let's get together and talk about your plans and goals. I'd love to help you start finding and buying properties! Contact me today. You can email me at rpayne@mkbrealtors.com or call me at 540-793-0442. 

Selling a home can involve a flurry of varied emotions and lots of moving pieces. No matter how you're feeling, you've got to move forward with a plan, and that's why I'm here to help. Here are my top 10 tips for buying a home. 

1. Decide Why You're Selling 

Think about why you want to sell your home in the first place. Some of the most common reasons include:

• Your current home is too small.
• Your current home is too large and more than you want to continue to care for.
• Your neighborhood isn't what you thought it would be.
• You've been offered a job in another state.

Knowing why you're selling your home can help keep you motivated to do everything you can to move your property. It can also help us determine your ideal timeline. 

2. Hire a Realtor

Work with someone who's familiar with Roanoke real estate — the different areas and the market — so you have a professional on your side who knows what steps to take to make your property appealing and most valuable to potential buyers. As a lifelong resident of the valley, I can educate you about neighborhoods, schools and amenities.

3. Determine the Best Time To Sell

Watch your neighborhood to see how quickly property is selling and talk with your Realtor about the market. Real estate sells at all times of the year, so my advice: Sell when it's the best time for you and your life. That said, if you've had that lingering thought in your mind for a while, and you see that houses in your neighborhood are going fast, you should call me. 

4. Take Care of Home Improvements 

Making things as easy as possible for potential buyers is key. Take care of minor home improvements, such as painting, pressure washing, replacing door knobs and drawer pulls, adding new appliances and other small upgrades. When we talk about your selling strategy, we'll talk more about the larger improvements that could help you fetch more at closing. 

5. Stage Your House 

Potential buyers not only need to like what they see when they visit your home, but they also need to be able to see themselves living there. That means you want to stage your property so that there's no clutter or personal items. Your two directives: Remove and depersonalize. Then, make a family plan to keep your home in shape for a viewing at any time. (This also means having a plan for removing pets and any evidence of them when buyers come calling. We love our animals around here, but a potential buyer likely doesn't want to meet your cat or smell the litter box.) 

6. Focus on Competitive Pricing 

Part of your selling strategy will be determining a list price. We won't pull it out of the air or off an online valuation tool. I'll conduct some research about comparable homes in your area. We'll consider those along with the current market and your financial needs. Once your home is on the market, we'll continue to reassess and make adjustments as needed to meet your time goals. 

7. Design a Marketing Plan

It's easier than ever to get the word out about a home on the market, but we want to do it the right way and in the right places. I use digital advertising, social media, my website and more to get homes in front of prospective buyers. You can waste a lot of money and get very little result without a clear idea of your potential market. [See my blog post on the services I provide sellers for more on marketing.]

8. Make Yourself Aware of Potential Closing Issues 

Head a closing disaster off at the pass when possible. Your buyer's financing could fall through, you could receive bad news on your home inspection or the buyer may not receive a loan amount large enough to cover the cost of your home. Let's talk early about your options if something smells like it might go awry.

9. Have a Move-Out Plan

While working on selling your home, cultivate a move-out plan. Get an idea of the costs involved, how long it will take and whether you may need temporary housing if your home sells quickly. 

10. Be Responsive.

I'll be getting in touch frequently to discuss the status of your property and questions from potential buyers. Do your best to answer promptly so we can keep things moving. I'll do the same. 

Deciding to buy a house is one of the biggest decisions you'll make in your life. There's a lot that has to be done before you receive the keys to your new house and move in. To better ensure you do everything right the first time and run into as few real estate roadblocks as possible, here are my top 10 tips for buying a home. 

1. Take Care of Debt

There's no question that owning a home is a financial undertaking. That's why it's best that you pay off as much of your existing debt as possible, so you'll have more money to funnel into your home and be better qualified for a mortgage. Tips for quickly paying off debt include:

• Create (and stick to) a budget
• Focus on one strategy: Either focus on high interest rates first or focus on smaller balances first. There are advantages to both and your financial adviser can tell you more.
• Pay more than the minimum balance on all your debts.

2. Know How Much Home You Can Afford 

Before you explore your options for a home, get a solid idea of how much home you can afford. Consider that number along with mortgage interest rates, home insurance, home maintenance, property taxes and any other costs that go along with owning a home in the Roanoke Valley. 

3. Hire a Realtor 

With the help of a Roanoke real estate professional, you have a well-informed idea of the selection of homes in your area that suit your desires. Realtors also help speed up the buying process. [Read more about the services I provide to buyers and sellers.]

4. Build a Sizable Down Payment 

If you plan on getting a mortgage, put together as large a down payment as you can afford. It's best to aim for at least 20% of the cost of the home, because you can avoid private mortgage insurance. But don't worry. If that's out of reach right now, I can point you to a lender who can talk with you about low- or no-down payment mortgages. 

5. Get Loan Preapproval 

Sellers love nothing more than potential buyers who are fully prepared to follow through on an offer. Help them by seeking loan preapproval. Once you have a preapproval letter, be sure to take it with you to show home sellers. 

6. Prepare for Closing Costs 

As you're budgeting for buying a home, calculate closing costs, including inspections, title insurance and a number of other expenses. [I've got a good blog post about closing costs.]

7. Get inside Your Top Picks

A house has to do more than look good on paper and photograph well for the listing. Let's schedule a showing, or you can attend an open house to get a true feel for a property. 

8. Consider the Neighborhood

You should love the neighborhood your house is in just as much as you love the house itself. Research the area your dream home is in to ensure you find an ideal match for your family's lifestyle. Take a couple of drives around the neighborhood at different times a day to get a sense of the pace.  

9. Get Competitive With Your Offer 

Work with your Realtor to decide what would be the most competitive offer, which could involve negotiations over price, repairs, items that convey, closing costs … you name it. This increases your chances of also remaining within your personal price range. 

10. Get Proactive About Closing 

After you celebrate your offer being accepted, go ahead and shift your focus to the closing process. Keep the process moving by submitting required paperwork on time, getting your inspections scheduled and attending a walkthrough. 

Selling your home is a complex — and sometimes emotional — business. Between the legal and financial aspects, there are a lot of moving parts, and sellers may feel overwhelmed.

If you're looking to sell your Roanoke real estate, I can help. As a Realtor, I'm an expert in both the market and the process. I'm always concerned with protecting your best interests and making the experience as easy as possible. With so much on the line, having someone in your corner can make all the difference.

Productive Property Preparation

Before you sell your home, it's important to get it into shape. This may mean steps as simple as a new coat of paint or as complicated as bringing your electricity up to code.

Over my years working in real estate, I've connected with many construction professionals who can assist with minor and major repairs. You don't have to worry about scammers with my recommendations — I only suggest people I trust to get the job done right. This can save you time you'd otherwise spend researching, which gets your residence on the market that much faster.

Effective Marketing

Even though it involves a very personal subject, selling your home needs to be treated as a business decision, which means we need to add marketing. It's essential that we appeal to buyers, and I have several resources I can use to help us gain interest:

• Digital advertising
• Open houses
• MLS listings
• Flyers
• Social media advertising
• Local newspaper ads

I can also make use of my network of real estate professionals to find potential buyers. This may lead to opportunities that simply aren't available to someone outside the field.

Accurate Pricing

Determining a fair price involves many factors, including fluctuations in the market and details about the home. If you ask for too much, your house could be up for sale for a long time, but if you ask for too little, you're not getting your residence's true value.

My long-time experience in real estate provides me with insight into your home's market value. Since I'm familiar with prices in the same area, I can help you set an amount that truly represents what your home is worth.

Thorough Monitoring

There are a lot of legalities to keep track of when selling a home. Here are a few issues that require careful attention:

• Title
• Financing
• Insurance

Much of it involves jargon or complicated requirements you may not fully understand. My job is to stay on top of the paperwork so you don't have to. I'll keep you informed of any necessary documents or actions you need to take.

Tough Negotiations

If the market is in your favor, you may have a bidding war on your hands. Even without multiple buyers, coming to an agreement on a final price can be a complex process. Here my experience gives me an advantage since I'm familiar with bargaining tactics and even have a few tricks of my own. I'm dedicated to getting you a fair deal, no matter what.

Selling your home doesn't have to be a trying experience. With the right assistance, you can smoothly navigate the selling process and come out on top. If you're interested in my services or want to learn more, contact me today.

Learn more about selling a home on my blog:

Selling your home? 6 listing price errors you need to avoid

Thinking about listing your house 'For Sale by Owner'? Think again.

11 questions to ask a prospective listing agent

Top tips for Roanoke's first-time home sellers

4 reasons your Roanoke Valley homes isn't selling

When you buy a home, you're not just investing in real estate — you're investing in your future. Your decisions about purchasing a house can affect your financial and living situations for years to come. You don't want to make a mistake that can end up costing you in the long run.

As a Realtor, I can help you avoid potential pitfalls while searching for your dream residence. Together, we can find a house that's more than a good investment on paper — it has all the makings of a real home for your family.

Your Real Estate Resource

Choosing a neighborhood that checks all the boxes can be difficult, especially if you're new to the area. My expertise includes keeping on top of the advantages, disadvantages and new developments of Roanoke locales. I even have access to listings that may not be posted on the MLS, giving you a wider range of options than if you tried to go it alone.

Understanding an area's history, current state and future opportunities is essential if you intend to put down roots. My role is to represent you and your best interests, which means I make sure you're informed of all the facts. 

Top-Notch Negotiator

If you try to purchase a home without the assistance of a Realtor, you risk paying more than the real estate is worth. Recognizing a residence's value requires familiarity with the local market. That's a lot to ask of buyers who are trying to juggle work and life responsibilities on top of the buying process. On the other hand, having my finger on the market's pulse is my livelihood. My years of experience in negotiating can ensure you're getting a fair deal.

Objective Advisor

There are a lot of choices to make when purchasing a house, and sometimes compromises have to be made to satisfy your needs. This can be an understandably difficult and emotional time for buyers. As a third party, I can offer an objective perspective on potential problems and trade-offs. My experience also allows me to suggest solutions that aren't obvious to people outside the industry.

This may have advantages when it comes to bidding as well. You may love a place and fear losing it, which can result in overpaying. However, there may be negotiating strategies I can employ to make sure we seal the deal without it becoming too expensive.

Instant Network

When you've been in the business as long as I have, you meet a few people. Over the years, I've built up a network of real estate professionals, including folks in the following fields:

• Title companies
• Home inspectors
• Contractors

In an industry where scammers can leave you with shoddy work and an empty wallet, I only recommend people I know and trust. This can also speed up the closing process since you don't have to spend time researching professionals.

If you're in the market for Roanoke real estate, you don't have to do everything yourself. A great Realtor in your corner can save you time, money and stress. Contact me today to get started.

Learn more about buying a new home on my blog:

Do I really need a Realtor to buy a home? 

9 tips for downsizing into your dream home

Rehabbing an investment property: What buyers need to know

Getting ready to buy a home? Think like a seller

6 keys to buying a second home

Deciding when to sell your home isn't always easy. Most people don't expect to stay in their houses forever, but it can be hard to decide when to place your home on the market. If you're on the fence about selling your home, here are several signs it's time to take the leap. 

You have positive equity

Equity is the difference between your home's value and the amount you owe on your mortgage. One of the most important signs you're ready to sell is that you have positive equity in your home. With a high amount of equity, there's a higher chance of making a profit on the sale. 

To find out how much equity you have, compare the amount you owe on your most recent mortgage statement with your home's market value. Don't rely on an online home valuator. The very best way to find out the true value of your home is to ask a Realtor to perform a comparative market analysis.

The market favors the seller

In a strong market, you're more likely to sell your home quickly and make a profit on your home. Signs of a strong seller's market in your neighborhood include:

• Home prices are increasing
• Properties spend less time on the market before selling
• Sales activity in your neighborhood is increasing 

Sellers are in a good position in the Roanoke Valley market right now, but good deals are to be had on both sides of the closing table.

You're financially prepared

Selling a house has costs beyond just purchasing a new home. Most sellers will need to make some improvements before listing their homes. Upgrading the landscaping, installing appliances or painting can help you get top dollar for your house, and you will be responsible for these improvement costs. If your home needs bigger repairs or updates, you'll either need to pay for the fixes before you list the house or negotiate a lower asking price with the buyer. If you're financially prepared to take on the costs, it's a sign you're ready to sell. 

You've outgrown your space

Your first home (or even your second or third) isn't necessarily your forever home. One of the most common reasons for selling a house is outgrowing its size. Maybe the charming two-bedroom house you bought as newlyweds feels much too small now that you have three kids, or maybe you've simply run out of room for all your belongings. Whatever the cause, if you're feeling cramped and uncomfortable in your house, it may be time to move. 

It's time to downsize

Maybe you no longer need a big house. If your kids are grown and have moved out, it may not make sense to have four bedrooms across two stories and a large back yard. Maintaining a larger home takes more work and more money. While it's hard to say goodbye to a family home full of memories, it may be time to move if you're ready to give up the responsibility of a larger house. A smaller, one-level, lower-maintenance home may better fit your needs. 

You can no longer afford it

Anyone's financial situation can change. Property taxes increase. Maintenance problems eat away at your savings. Death, divorce, illness or unemployment can all make your home unaffordable. If you can no longer afford your home, it's better to sell it sooner rather than later. Waiting too long could have negative financial consequences. 

If you're on the fence about selling your home, you likely need more information. Contact me today to set up a time to talk about your home's value and possibilities on the market. rpayne@mkbrealtors.com or 540-793-0442.

When selling your Roanoke Valley home, the goal is usually to sell in the shortest amount of time for the highest price. It might seem like getting there is out of your control, but the truth is, there are so many things you can do right from the start that will make your home sale go smoothly.

That said, there are also some things you can do that will make the process more difficult. Here are my Top 10:

Pricing too high

I just wrote a post about avoiding listing mistakes, but the proper pricing of your home is too important not to mention again, especially in a market like today's. Although you naturally want to achieve the best possible selling price, starting off too high is a serious mistake that can be hard to recover from. An unrealistic price will fail to attract initial interest, and after a few weeks, a listing will become stale.

When setting a listing price, rely on the advice and experience of your real estate agent to confirm that your ideal selling price is realistic.

Not using a Realtor

Nowadays, it's easy to independently list your home, thanks to the many real estate websites that accept listings for a low fee. However, just because it's simple and seems cheap doesn't mean it's effective.

Again, the experience and expertise of a Realtor are essential if you want the best chance of success. Trying to sell independently will likely just leave you facing a longer wait for your home to attract significant interest. It might also cost you money. Research suggests that selling without a Realtor may actually cost you money in mistakes or a lower selling price than you might have gotten using an agent.  

Skimping on repairs

Your bank balance may take a hit by completing all the repairs your home needs, but it's essential to put it into sale-ready condition before inviting viewings. Even small problems can quickly mount up into an unfavorable impression, leaving viewers wondering what deeper issues may be just around the corner.

Hiding problems

Don't try to hide potential problems with superficial maintenance. Anything major will inevitably be found during an inspection or appraisal, and any attempt to hide issues will lead to trust breaking down. And even though Virginia is a "buyer beware" state, sellers in Virginia and many other places are prohibited by law from concealing a problem or lying to a prospective buyer or buyer's agent when asked a question about the home. (Buyers: Do your due diligence!)

Poor curb appeal

It should go without saying that your yard needs to be neat and tidy before a viewing. However, there's another danger to be aware of. If your yard looks like a show garden that will take a lot of work to maintain, you could discourage any buyer who isn't a keen gardener.

Before accepting showings, aim to make your yard presentable but simple, rather than stunning but intimidating.

Not removing clutter

Before a showing, go through your home and remove as many personal items, mementos, and family photographs as you can. Not only will this increase the sense of space, it'll provide a blank canvas for viewers to imagine their own future lives more easily.

Not removing pets

On a related note, also arrange for your pets to be elsewhere during a showing. Not everyone likes animals, and you want to remove all potential ways of making visitors feel uncomfortable.

To be really thorough, also remove your pet's feeding bowls, beds, and toys for the duration of a showing.

Turning down showings

It can be difficult to live in a home while keeping it ready for a showing. However, you can't afford to turn anyone away just because a showing would be inconvenient or you've let your home become untidy.

Make sure your home can be made ready for a showing with only a few minutes' notice, or you could wind up turning away someone who would have fallen in love with it at first sight.

Being around during showings

If you're present during a showing, you can easily make a potential buyer feel nervous. They'll be less likely to discuss their impressions freely, and won't feel comfortable raising any issues they find for fear of causing offense.

Let your real estate agent or the buyer's agent handle the showings, so that they can be done in a dispassionate and relaxed atmosphere.

Taking things personally

Never forget that selling a home is a business transaction. Although you'll naturally have an emotional involvement in your property, you can't allow yourself to take the selling process personally. Accept that your home is only worth what someone else will pay for it, even if this doesn't quite match your own valuation.

Also accept that potential buyers will spot plenty of problems you've come to accept over time. They aren't finding fault with you; they're just making sure they get the best deal they can. If you let criticisms get to you, you can easily deter potential buyers from going any further.

The best way of reducing your emotional involvement is to let your Realtor handle as much of the process as possible, while you focus on planning the next stage in your life in a new property.

If you're ready to talk about how we can work together to clear the way for a smooth home sale, contact me anytime. You can reach me at rpayne@mkbrealtors.com or 540-793-0442.

Every home seller wants to get the best possible price for their property in the least amount of time. But setting a reasonable and realistic price is essential. Get it wrong and you risk your home sitting on the market or letting it go for less than it's worth.

Here are six common errors I see sometimes in the Roanoke Valley that you'll want to avoid when determining a list price for your home:

Starting too high

It might be tempting to aim for a high price when you first list, assuming you can always lower it later if there isn't a lot of interest. Unfortunately, this is often counterproductive.

Both house-hunters and Realtors actively monitor new properties listed in their local areas, and if they see your home suffer a significant discount after a few months, they're likely to assume there's a problem that's deterring buyers.

An unrealistically high starting price can have dampening effects on buyer interest for months to come.

Leaving no room to negotiate

At the opposite extreme, don't price your home so low you've no room left to negotiate. The majority of buyers will expect at least a little bargaining during the sale process, and you need to account for this.

If a potential buyer's initial attempts to bargain are met with a blanket refusal, they're much more likely to walk away.

Not taking your Realtor's advice

Whatever selling price you have in mind, always take the advice of your Realtor seriously. Even if they suggest a figure that seems too low, don't dismiss it. They're applying their knowledge and experience, and it pays to listen.

Checking the wrong figures

It's common practice to look at other homes for sale in your area and price your home accordingly. This tactic can be a serious mistake. By definition, homes which are still up for sale haven't yet found a buyer, so you've no clear idea if they're priced realistically or not.

Instead, base your research around homes similar to yours that have actually closed in the last year or two.

Overvaluing home improvements

While most home improvements make a home more attractive to buyers, they sometimes don't increase the sale price by enough to recoup their cost. If you try adding the full expense of your recent kitchen remodel to the listing price, you could run the risk of pricing your property out of its market.

Instead, ask your Realtor for their expert opinion on what your improvements are actually worth, and don't increase the price by more than that.

Effective pricing is an essential part of selling your home. Make sure you give it the careful consideration it deserves, even if it means accepting little less than you'd want in a perfect world. To discuss a pricing strategy for your Roanoke Valley home, contact me anytime at rpayne@mkbrealtors.com or 540-793-0442.

While property sells at any time during the year, the spring/summer selling season is definitely the busiest time in the Roanoke Valley real estate market. But even in our market, which slightly favors sellers at the moment, selling a home can sometimes be a challenge.

Whether your home is already on the market or you're just getting started, these are four things that can cause your home sale to stall.

1. Unrealistic pricing

The top reason a home gets stuck on the market is overpricing. You know, pricing a home is a delicate task. As a listing agent, I want my client to get the very best deal possible, but I don't want to leave money on the table.

The best listing prices are backed by research: Are there other homes for sale in the neighborhood? How are they priced? How about some recent sales? Have you looked at those?

That's the research a Realtor does as part of a comparative market analysis, which should guide decisions about pricing. And if your home sits for 30 days or so with no traffic, it could be time to reconsider your price.

2. The home is showing poorly

Even an updated, beautiful home won't show well if it's cluttered, dirty or not staged properly. Depending on your budget, you might consider hiring a professional to stage your home. If you're on your own, remember: Less truly is more. Declutter and depersonalize. Give prospective buyers every opportunity to fall in love with your home.

Your Realtor sees homes and buyers every day and knows what's going to attract prospective buyers and what's going to send them running. If he or she tells you to cover your colorful custom paint job with neutral colors, listen. 

3. Bad listing photos

Online house hunting is more popular than ever, so pictures mean a lot. Professional photos are best. If those aren't in the budget, at least make sure the home is decluttered, clean and stage when you take the photos. Let in as much natural light as possible to give your photos that "light and airy" feel, and be sure not to leave out the home's best features.

4. Outstanding repairs

When your Realtor first does a walkthrough of your home, he or she will point out repairs and improvements that will increase the value of your home. If you don't have the budget or the will to make all the improvements, as your agent to help prioritize the ones that will have the most impact in your circumstances. That said, if you don't fix something and then get feedback that it's keeping buyers away, reconsider the repair.

If you're ready to jump into the busy spring market, contact me today so we can come up with a strategy for your home. Call me at 540-793-0442 or email me at rpayne@mkbrealtors.com.

Are you preparing your home for the spring market now that the holidays are over? That's great, but I'd like to suggest that you speed up your timeline. Here are a few reasons why:

1. Don't be fooled: There are buyers in the market.

Buyers are looking for homes because they need to make a move for different reasons — job opportunities, financial necessities, the need for more space — but rarely do they have an unlimited timeline. If they're looking for a home around the holidays or just after the first of the year, they're looking because they need to move. And even if they do have an unlimited timeline, a smart agent will advise them that conditions are right to buy now.

2. The current housing inventory is low.

Housing levels in the Roanoke Valley and across the country are, in some cases, near all-time lows. That means there are far fewer homes on the market than usual. Low inventory represents a great opportunity for sellers because there is less competition for buyer attention. If your home is ready to list but you're just waiting till spring because that's the thing to do, don't. You'll be listing your home at the same time as so many other sellers and creating unnecessary competition for yourself.

3. Mortgage rates are continuing to creep up.

Buyers who are financing their purchases know that mortgage rates are climbing. There are still excellent rates out there to be had especially for buyers with strong credit profiles, but it's hard to know how long those will last. Again, smart real estate agents are advising buyers to go ahead and pull the trigger if there is a home out there that they want. It might as well be yours!

If you've been considering selling your home, now's the time to make a move. Contact me today to discuss your particular situation and prepare your home to list. Call me at 540-793-0442 or email me at rpayne@mkbrealtors.com.

While scrolling through Facebook a couple of days ago, I ran across a funny post. It was a picture of a frazzled salesman — crazy hair and disheveled clothes. I can't remember exactly what the words said, but the idea was that everyone in any kind of sales can identify with the year-end push to close deals.

I guess that's true in real estate, too. As an agent, I compete with myself each year to better my performance, and some years, it seems like a race to the finish.

But at the beginning of a new year, when we're all pledging to make fresh starts in all kinds of areas, I'm not really thinking anymore about the number of closings I had last year. What's on my mind is what each one of those closings represented to the person or family I sat with at the closing table and what I learned that will help me next time.

See, real estate transactions almost always accompany big life changes. That's what's at the heart of each story I hear from a new client who wants to buy or sell a home. Sometimes, the changes are happy occasions, and sometimes the circumstances are difficult. But either way, on the other side of the transaction is a fresh start, just like the beginning of a new year.

I appreciate the honor and responsibility that come with being a part of each one of those fresh starts. I hope my colleagues do, too. Whether our clients are buying a tiny rehabbed property or a selling sprawling luxury retreat, we need to keep in mind the magnitude of the transaction to the client, both in terms of money and experience. Because while, for real estate agents, the next transaction is just part of the job, for clients, it could very well be a once-in-a-lifetime event.

With that said, I'd like to thank each of my clients who, in 2018, allowed me to be a part of their fresh start. I'd also like to thank all of the real estate professionals who help me make it happen each day. I value each and every one of those relationships and wish you a prosperous new year.

If you are planning to buy or sell real estate this year, I'd be happy to be there for your fresh start, too. Contact me anytime at 540-739-0442 or rpayne@mkbrealtors.com.