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East/Central Virginia House Buyer Guide

  • Writer: Adam Garrett
    Adam Garrett
  • Jun 28, 2023
  • 14 min read

Updated: Nov 6


Adam with a former client who purchased a home, shot in front of his new home
Adam with a former client who purchased a home, shot in front of his new home

I wanted to share a list of over 100 articles I've created pertinent to the real estate (i.e. house) buying process, categorized in typical sequential order. While most elements are pertinent throughout the United States, some elements are geared specifically toward East & Central VA where I'm a real estate agent.

Prior to Your Decision to Purchase


Finances:


Find Out Which MLS You Need Access to

What is MLS?

The Multiple Listing Service (MLS) is the main way that buyers get a feed of properties from their agent. There are many MLS around the country, including 6 in SE VA alone. I recommend that you not pick an agent who has at least 95% MLS coverage in the area where you're searching. If you need more than 1 buyer's agent to accomplish that task, such as if you have a very large coverage area, it's better to do that than to go without.


Why is the MLS Your Agent Has Access to So Important?

  1. The top reason why the MLS your agent has access to is important is in creating your search(es), especially in areas like Hampton Roads where there are both issues with flood zones (that public websites haven't quite gotten the hang of yet, despite some attempts that don't make the cut) and extensive phantom property availability on certain public websites like Zillow. An MLS feed has many search features that aren't possible with public websites like Zillow. A targeted search can be created on MLS that isn't possible on public websites. When you add search templates to the equation that agents can spend dozens of hours on (like I have), the gap between MLS feeds and public websites gets even further. Some buyers who are unaware of the power of MLS & the importance of getting access to the local version will unknowingly sign up with a buyer's agent, then be bewildered about why their buyer's agent's MLS feed is missing so many listings that fit their criteria in the area that they see online. Which agent you use plays big into how well they are able to use MLS, even if they have all the local MLS in the area. Many don't do very good searches in my opinion.

  2. It's not uncommon in SE VA for an agent to put a home in the MLS that isn't primary to that city or county without putting it in the primary MLS there, so working with an agent with access to multiple MLS in a case like SE VA can make a lot of sense in certain parts of SE VA. For instance, there are many homes sold in James City County & Williamsburg where it's only put on 1 MLS, despite the fact that there isn't a single MLS that had >50% MLS coverage out of the 5 MLS I checked, which included all of the main MLS that make up the area. High end listings aren't immune either. I've seen listings in the 2.5 million range in SE VA where the only MLS used doesn't have even 15% of the MLS market share of the county. The sellers likely had no idea what was going on regarding how they were being short changed by their listing agent's willingness to list in their area on the wrong MLS.

  3. The MLS your agent has access to can help you find out whether or not they're familiar with the local contracts & a number of pieces of potential paperwork pertinent to a contract. For instance, an agent that only has access to REIN MLS out of Hampton Roads trying to make an offer in Richmond likely won't be very familiar with the VAR contracts that are typical of Richmond. If they attempt to use a contract common to Hampton Roads, the listing agent may persuade the seller to wait around for another offer from a buyer that submits a contract that the agent is already familiar with. If they don't do that, they both get extra work added to their job and add on a significant liability if they encourage the seller to accept that offer. Before I switched to using VAR contracts in VAR territory, I had a situation where I had a multiple offer scenario, but the seller accepted the other buyer's contract instead of my buyer's contract while admitting that my contract with my buyer appeared better. After that scenario, I took a 6 hr class to gain familiarity. Those unwilling to spend a lot of time on a new contract type will indeed face significant liability, and I've seen where my familiarity with VAR contracts since then even helped out my seller when a buyer's agent was unfamiliar with them and tried to use it like a REIN contract.


Where to Find Out the MLS You Need in VA

I provide an article on the subject linked above, based on data I pulled. Keep in mind that most of the data is only considering 5 MLS, 5 of the primary 6 of SE VA, while the counties where the 6th MLS is primary (N>50) & some other areas that border MLS I don't have direct access to are generated via actives on Zillow:


Where to Find Out the MLS You Need Outside VA

For areas outside of VA & some nearby areas that I haven't mapped, there typically isn't a great way to find out which MLS are important because agents typically haven't collected the data that I have on MLS across multiple MLS. If that's unavailable in your area, go onto Zillow and check to see what MLS are on properties. The more properties you check, the more accurate your data will get, though I wouldn't suggest checking more than 100 properties, & 50 is typically sufficient if available. Zillow will show multiple MLS when applicable, so don't just rely on an MLS in the picture of the home without actually clicking on the home, since multiple MLS won't show in that view.


Related:

Decide on an Agent

Choosing an Agent:


Buyer Brokerage Agreements:


If outside of Adam's coverage area, ask Adam for a referral.


Adam:

If in Adam's coverage area consider Adam to be Your Agent:

Decide on a Lender & Consider Programs to Reduce Home Cost

While some buyers purchase in $, that's not an option for all, and even those that can afford it don't always opt for it. Also, just because you don't "need" a program to reduce home cost, doesn't mean that you shouldn't consider them for additional potential savings. Generally speaking, the lower your income, the greater the options will be, but even millionaires in unique circumstances have options at times.


Choosing a Lender:


Programs to Reduce Home Cost:


More:

Specific Types of Purchasers

Disabled, Homeless, &/or Low Income

Here's a map including including dog parks, pet boarding, pet grooming, supplies, vets, & more.


Toggle the category options in the top left of the map.

Regions of Central & Eastern VA

Locations (Ordered Approximately SE-NW):

  1. Hampton Roads

    1. South Side

      1. Virginia Beach

      2. Chesapeake

      3. Norfolk

      4. Portsmouth

      5. Suffolk

      6. Isle of Wight County

      7. Southampton County

      8. Franklin

      9. Surry County

    2. Virginia Peninsula

      1. Hampton

      2. Poquoson

      3. Newport News

      4. York County

      5. James City County

      6. Williamsburg

    3. Middle Peninsula

      1. Gloucester County

      2. Mathews County

      3. Middlesex County

      4. King & Queen County

      5. Essex County

      6. King William County

  2. Eastern Shore

    1. Northampton County

    2. Accomack County

  3. Emporia (city)

    1. Greensville County

  4. Greater Richmond

    1. Richmond (city)

      1. Charles City County

      2. New Kent County

      3. Henrico County

      4. Hanover County

      5. Powhatan County

      6. Goochland County

    2. Petersburg (city)

      1. Sussex County

      2. Prince George County

      3. Dinwiddie County

      4. Hopewell

      5. Colonial Heights

      6. Dinwiddie County

      7. Chesterfield County

  5. Northern Neck

    1. Lancaster County

    2. Northumberland County

    3. Richmond County

    4. Westmoreland County

    5. King George County


Hampton Roads South Side Virginia Beach (Furthest East) Chesapeake Norfolk Portsmouth Suffolk Isle of Wight County Southampton County Franklin Surry County Virginia Peninsula Hampton Poquoson Newport News York County James City County Williamsburg Middle Peninsula Gloucester County Mathews County Middlesex County King & Queen County Essex County King William County Eastern Shore Northampton County Accomack County Emporia (city) Greensville County Greater Richmond Richmond (city) Charles City County New Kent County Henrico County Hanover County Powhatan County Goochland County Petersburg (city) Sussex County Prince George County Dinwiddie County Hopewell Colonial Heights Dinwiddie County Chesterfield County Northern Neck Lancaster County Northumberland County Richmond County Westmoreland County King George County
Image courtesy Google & Randy Majors

Starting Showings

1. Preparing for Showings

  1. Buyer Tips for Requesting Real Estate Showings

  2. You've Signed a Buyer Brokerage Agreement! Now What?

  3. Home Elements to View Online Prior to a Showing Request

  4. Master Spreadsheet for Prospective Home Purchase Considerations

  5. Expeditious Showings

  6. Backup Offers: Seeing Property & Making Offers After Already Under Contract

  7. Should a Buyer See a Property That Already Has Offers?

  8. Phantom Property Availability: For Sale, Under Contract, but Hard to Tell

  9. Agents Filling in for Buyers' Agents

  1. Why Limit Private Discussion Between Buyer & Seller?


Virtual Showings vs Showings In Person if You're Out of Town:

1. Tips for Video Showings of Real Estate (i.e. a House)

2. Viewing Photos & Video on Google Drive

3. Extended Stay Hotels

4. Hampton Roads & Richmond Hotels Based on US News & World Report Rank

5. SE VA Points/Certificate Options when considering Hotels, with emphasis on value per point


Home-Specific Issues to be Aware Of:

1. House Issues by Year for Purchasers

2. Cost Guide to Repairs & Remodeling

3. Water Heater Age

  1. Checking for Encroachment & Adverse Possession


I should also emphasize that before seeing any properties, it's best to gain some familiarity with offers in advance, especially if you can fill in some of your preferences (see preferences link in next section) that may apply for all homes prior to seeing your first property, that way when you do see properties, you'll be ready.

Under Contract


Post Closing


Finances


Renting


Repairs:


Life:


Sellers: 1. How Remaining in a Home You've Purchased Can Help Your Net Worth More than Bouncing to Another Home (typically)

2. What Adam Offers Sellers

3. What to Look for in a Listing Agent for Your Home or Other Real Estate

4. We Buy Houses Offers: "Patterns of Parasitic Purchasing Per Drexel.Edu Report"

5. Heavily Discounted Commission Listing Agents: How to Find Them & Why To Skip Them


Utilities


Weather Related:


See also "Specific Types of Purchasers" in a section near the beginning of the guide.

Related:


About the Author: Adam Garrett - 3rd Generation REALTOR®

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Adam is the 3rd generation in a line of award-winning real estate agents serving SE VA. He has served full time at Garrett Realty Partners since May 2014 when he joined the marketing department before transitioning to full-time sales to assist buyers and sellers in February 2015. He believes that an educated buyer or seller makes the best decisions, & is dedicated to helping with that both digitally & on-site physically for buyers & sellers. He's also available for referrals to real estate agents around the globe. In several capacities, his resources & direct offerings for assisting sellers & assisting buyers are either unmatched or are top 1% for the SE VA area, and in some cases, nationwide. Not stopping after closing, he also provides information for tenants, landlords, & homeowners.


Related for Buyers:


Related for Sellers:


Contact Adam


While Adam can refer buyers and sellers elsewhere, Adam’s direct coverage includes most of SE VA including Hampton Roads (VA Peninsula, Southside, & Middle Peninsula), the Northern Neck, & Greater Richmond.


Adam's Coverage Map with Adam's 5 Multiple Listing Services highlighted in orange & areas without good MLS coverage excluded:

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Amelia County,

Charles City County,

Chesapeake,

Chesterfield County,

Colonial Heights,

Dinwiddie County, 

Essex County,

Franklin,

Gloucester County,

Goochland County,

Hampton,

Hanover County,

Henrico County,

Hopewell,

Isle of Wight County, 

James City County,

King William County,

King & Queen County,

Lancaster County,

Mathews County,

Middlesex County,

New Kent County,

Newport News,

Northumberland County,

Nottoway County,

Petersburg

Poquoson,

Portsmouth,

Powhatan County,

Prince George County,

Richmond (City of),

Richmond County,

Southampton County,

Suffolk, 

Surry County, 

Sussex County,

Virginia Beach, 

Williamsburg, 

York County,


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Showboat157
Jul 18, 2024

Looking for something private in a country setting

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