The first week is where most deals are won or lost
If you are planning to buy, the decision is whether you can move fast enough when the right home appears. My guidance in Richmond, VA is to build your process around the recent pace of accepted offers so you do not hesitate when it matters.
If you only remember one closed data point right now, make it this a typical median home went under contract in 30 days last month in Richmond, VA, and buyers paid about 99.8% of asking when they closed. Where people get this wrong is waiting to negotiate later in a market that is already clearing near asking. Some metrics were not reported for this period. Even so, that price-to-ask behavior tells me your opportunity is created before you write, by picking the right target and being ready to act decisively. Pre-decide your must-haves and your walk-aways so you can write cleanly when a home fits. Use the near-asking close rate as your reality check start close to market value, then compete with certainty and simplicity instead of trying to win with a low opening number. Keep your showing schedule tight so you are not shopping after the market has already decided.
