ADAM GARRETT

The top location where I've helped the highest number of owners to sell their land, houses, and townhouses is Hampton. Since I began...

The dominant Hampton Roads offer for residential real estate is the Real Estate Information Network Standard Purchase Agreement, dominant in any area where REIN MLS is dominant. In this post, I wanted to share the latest version of it as of 4/25/25, in its simple form, so that buyers and sellers have it available to read through if desired before making an offer or receiving one. I also wanted to point out where it's used, common surprises about it & provide some additional

In my map above & my spreadsheet below, I go over which Multiple Listing Service (MLS) are needed for someone considering selling or buying land, a condo, a house, or a townhouse in Virginia as well as additional pertinent information. The spreadsheet focuses on Central & Eastern VA while the map covers Virginia, Delaware, Maryland, North Carolina, & beyond. Importance of the Right MLS One of the top marketing elements & one of the top elements for a buyer's agent creating s

I've created a master spreadsheet for government & other information on virginia localities . In case you're unfamiliar with Google Sheets , I've created an article on the subject as well. Some tabs cover all of Virginia while others cover exclusively Central & Eastern Virginia. I'm unaware of any publicly available spreadsheet that can come close to being as comprehensive as this one for the task of comparing potential cities/counties in Central & Eastern VA. While most of t

Buyers and sellers can both benefit greatly from access to more than 1 MLS, but that's especially true in areas of high crossover MLS, where only 1 MLS doesn't cover >95% of the residential properties in the area. As a seller , having access to more than one MLS can reap great rewards, with the higher the number of MLS with the greatest amount of market share in your area reaping the greatest rewards. That's especially true in areas of high crossover MLS. Likewise, buyers lo

The Multiple Listing Service (MLS) is the main way that agents input real estate properties onto the market for sale, and in many cases, for rent. There are different MLS around the country. Some states have only 1, while states like VA have more than 1. Sometimes multiple MLS will intersect to a high degree, with no 1 MLS having more than 50% of the properties in a given city/county (i.e. Williamsburg/James City County), while in other cities/counties, 1 MLS will cover >99.5

When I am representing a seller I typically include a competing offer spreadsheet. I also like to show these to buyers before an offer so...

If you're considering school district ratings in your home purchase decision, what are some of the best resources for narrowing things down? Below I relate a few of those as well as some tips on using them effectively. I also share the above spreadsheet with some historic data, which is helpful when considering how consistently a school has kept high marks. School Resources : Public Schools Virginia Wide: Niche's Rankings for Best School Districts in Virginia Niche's Rankings

My coverage map is more expansive for sellers than for buyers. Below you'll find my coverage map for buyers , arranged by price of home, with some exceptions that I'll get into (i.e. $50k lower thresholds from October-February). Below you'll find my coverage map for Sellers , arranged by price of home, with some exceptions that I'll get into (i.e. $50k lower thresholds from October-February). The orange items above in 6 locations are the base of operations for the 6 MLS (4 d

Introduction My Central & Eastern VA utilities spreadsheet. When to Contact Utilities When Buying While there's no "right" answer to this question, since sometimes closings don't occur when they are supposed to, I generally recommend contacting all utility companies at least 6 business days prior to closing as long as you have been provided "clear to close" at that time and as long as there are no title issues to resolve. It's also good to have them transferring to you on th

Today I had a meeting with an investor who was asking me about areas with up and coming development. I shared some resources with him...