One of my favorite things about living in the Shenandoah Valley is that there is always something happening during the summer months. Whether you're looking for live music, fireworks, outdoor adventures, county fairs, or a relaxing day on the river, there's no shortage of ways to enjoy the season.

If you're looking to make the most of summer, here are a few events and activities worth adding to your bucket list.

Shenandoah County

Crossroads Music Festival

The first Crossroads Music Festival kicks off this Friday in New Market and is quickly becoming one of the area's most anticipated summer music series.

Enjoy live music, local vendors, food, and a fun community atmosphere in the heart of downtown New Market.

Bryce Fest

Bryce Fest returns for Fourth of July weekend and is one of the biggest summer celebrations in the Valley.

Enjoy:

• Live music
• Food vendors
• Family activities
• Fireworks
• Mountain views

It's the perfect excuse to spend a day exploring Bryce Resort.

Small Town Summer Lawn Parties

One of the things I love most about this community is all of the lawn parties and outdoor concerts held throughout the summer.

Rockingham County has so many fun lawn parties throughout the summer! Check them out HERE

Take a Trip on the Shenandoah River

Summer and the Shenandoah River simply go together.

Whether you're:

• Tubing
• Kayaking
• Canoeing
• Fishing

there's no better way to spend a warm afternoon.

The South Fork of the Shenandoah River offers miles of beautiful scenery and some of the best smallmouth bass fishing in Virginia.

Cool off and Explore Local Caverns

Need a break from the summer heat?

The Valley is home to some incredible underground adventures.

Shenandoah Caverns

Located in Quicksburg, Shenandoah Caverns features stunning formations and family-friendly attractions.

Endless Caverns

Explore miles of underground beauty just outside New Market.

Grand Caverns

Located in Grottoes, Grand Caverns is America's oldest continually operating show cave.

Don't Miss the County Fairs!

Summer isn't complete without a trip to the fair. My personal favorite thing to do at the fair is to walk around and see the livestock (especially the chickens) and watch the tractor pulls! 

Rockingham County Fair

August 10-15

Page Valley Fair

August 23-29

Shenandoah County Fair

August 28-September 5th

Make the Most of Summer

Whether you're dancing at a lawn party, floating down the Shenandoah River, exploring a cavern, or spending an evening at the county fair, summer in the Shenandoah Valley is full of opportunities to make memories close to home.

Honestly, it's one of the many reasons I love living here. 🤍

Amber Fleck | Realtor at HomeGrown Real Estate

amber.fleck@homegrownreva.com

540.273.6673

National Homeownership Month

The Things to Think About Before You Buy... And The Reasons People Love Owning a Home

June is National Homeownership Month, which makes it the perfect time to talk about something that's often viewed as both exciting and overwhelming.

As a real estate broker and owner of HomeGrown Real Estate here in the Shenandoah Valley, I've had the opportunity to walk alongside homeowners at every stage of the journey. From first-time buyers in Rockingham County to families upsizing in Shenandoah County and retirees settling into their forever homes, one thing remains true: homeownership means something different to everyone.

Buying a home is one of the biggest financial decisions most people will ever make. It's a major commitment, and there are plenty of things to consider before taking that step.

But it's also one of the most rewarding experiences for many homeowners.

So instead of focusing solely on the buying process, I thought it would be fun to talk about both sides of homeownership: the things worth thinking through before you buy, and the reasons so many people are grateful they did.

Think Beyond Today's Budget

One of the biggest mistakes people make is focusing only on whether they can afford the mortgage payment today.

Homeownership comes with maintenance, repairs, insurance, taxes, and the unexpected things that inevitably pop up.

Buying comfortably is often more important than buying at the very top of your budget.

The Reward

There's a different feeling that comes with knowing you're investing in something that's yours.

Each payment helps build equity instead of simply paying rent, creating a foundation for future financial goals.

Think About Your Lifestyle

A home should fit more than your budget.

It should fit your life.

How much yard do you actually want to maintain? How important is proximity to work, family, schools, or recreation? What does a typical day look like?

The right home is about more than bedrooms and bathrooms.

The Shenandoah Valley offers a wide variety of lifestyles depending on where you choose to call home.

For some, that means a walkable neighborhood in Harrisonburg. For others, it's a home with acreage in Shenandoah County, a townhome in Rockingham County, or a mountain retreat near Bryce Resort in Basye.

One of the greatest parts of homeownership is finding a property that supports the life you want to build.

The Reward

You get to create a space that works specifically for you.

From the way you arrange furniture to how you use each room, your home becomes a reflection of your lifestyle instead of someone else's.

Think Long-Term

Life changes.

Jobs change. Families grow. Hobbies evolve.

While no one can predict the future perfectly, it helps to think about whether a home can serve you for several years rather than just the next few months.

One of the conversations I frequently have with buyers throughout the Shenandoah Valley is not just whether a home works for today, but whether it will work for the next five, seven, or even ten years.

Thinking beyond today's needs often leads to better decisions and a more enjoyable homeownership experience.

The Reward

There's something special about creating memories in a place over time.

Holiday traditions. Backyard gatherings. The marks on a doorframe measuring growth. The feeling of coming home after a long day.

Those moments are difficult to put a price on.

Think About Maintenance

Every homeowner eventually learns the same lesson.

At some point, something will need attention.

Whether it's landscaping, replacing appliances, touching up paint, or handling unexpected repairs, homeownership comes with responsibility.

The Reward

You get to decide what happens next.

You choose the paint colors. The landscaping. The projects. The improvements.

The decisions belong to you.

Think About What "Home" Means to You

Before buying, it's worth asking yourself a simple question:

What am I really looking for?

Security? Stability? Space? Community? Freedom?

Everyone's answer is different.

The Reward

Homeownership often becomes about much more than the house itself.

It's the sense of belonging. The comfort of having your own place. The ability to create a home that reflects who you are and what matters to you.

The Best Part of Homeownership

If you ask ten homeowners what they love most, you'll probably get ten different answers.

Some will talk about equity and financial stability.

Some will talk about gardening, hosting family dinners, or finally painting a room a bold color they've always loved.

Others will simply say they love having a place that feels like theirs.

And honestly, I think that's what makes homeownership so special.

It's not just about owning property.

It's about creating a place where life happens.

Final Thought

National Homeownership Month is a celebration of more than buying a house.

It's a celebration of the memories made inside it, the goals achieved because of it, and the opportunity to create a space that reflects your life.

Whether you're already a homeowner in the Shenandoah Valley or you're hoping to become one someday, it's worth remembering that homeownership isn't about finding a perfect house.

It's about creating a home that feels perfectly yours.

And if you're considering that journey, having a trusted guide who understands the Shenandoah Valley market can make all the difference. As the owner of HomeGrown Real Estate, helping people plant roots and create a place to call home continues to be one of the most rewarding parts of what I do 🤍

Ashley Dudley | Broker Owner HomeGrown Real Estate

ashley.dudley@homegrownreva.com

540.271.1655

Sparking Joy at Home

Why Personality Belongs in Your Space Again

Somewhere along the way, homes became a little too polished.

Perfectly neutral walls. Identical kitchens. Open shelving styled with the same three books and a ceramic vase repeated from one house to the next. Spaces designed to photograph beautifully… but not always to feel beautifully lived in.

And while there’s certainly elegance in simplicity, I think we’ve quietly forgotten something important.

Homes are meant to spark joy.

Not in the performative sense. Not in the “perfectly curated for the internet” sense. But in the deeply personal way that makes you exhale a little easier when you walk through the door.

The Return of Intimate Spaces

There’s something refreshing happening lately in the design world.

People are beginning to crave homes that feel softer, warmer, and more collected. Rooms that invite conversation instead of simply existing for aesthetics. Corners layered with books, lighting that glows instead of shines, wallpaper that tells a story instead of disappearing into the background.

The overly sterile era of design is slowly giving way to something more personal again.

And honestly? I love it.

A Home Should Feel Like a Reflection of a Life

The most memorable homes are rarely the most perfect ones.

They’re the homes with charm. The ones with collected objects, meaningful details, and little moments of personality tucked throughout.

A floral wallpaper in a powder room.
Printed tile in a kitchen nook.
Vintage brass candle holders found at an antique shop.
Unexpected drawer knobs.
A deeply colored rug that grounds a room.
Linen curtains that move softly when the windows are open.

These details may seem small, but together they create atmosphere.

And atmosphere is what transforms a house into a home.

Stop Decorating for Resale

I think many people have spent years decorating with future buyers in mind instead of themselves.

Everything became about neutrality. About resale. About not making choices that felt “too specific.”

But your home is allowed to hold your personality while you live there.

It’s allowed to feel layered and intimate and reflective of the people inside it.

Not every wall needs to be grey.
Not every room needs to look the same.
Not every piece has to match perfectly to belong.

The Beauty of Collected Spaces

The homes that feel the most soulful are usually collected slowly.

A lamp discovered while traveling.
An old wooden chair found in a vintage store.
Ceramics picked up at a local market.
Artwork that reminds you of a specific season of life.

These are the things that create texture within a home… not just visually, but emotionally.

The goal isn’t perfection.

The goal is creating a space that feels comforting, inspiring, and unmistakably yours.

Create Small Moments of Joy

I think joy in a home often comes from the quietest details.

Fresh flowers on a kitchen counter.
A reading corner with layered blankets and warm light.
Candlesticks lit during dinner even when there’s no special occasion.
Music playing softly while the windows are cracked open in spring.

A beautiful home doesn’t have to be extravagant.

Sometimes it simply needs intention.

Let Your Home Evolve With You

One of the loveliest things about a home is that it doesn’t need to be finished all at once.

It evolves.

The spaces change as you do. Colors shift. Pieces are added slowly over time. Certain corners become more meaningful through memory alone.

That evolution is part of what makes a home feel alive.

Final Thought

Maybe this is your reminder that your home doesn’t need to feel trend-proof or universally appealing to be beautiful.

It simply needs to feel like a place you’re excited to come back to.

So paint the room.
Hang the art.
Buy the patterned rug.
Choose the wallpaper that makes you smile.

And allow yourself to create a home that sparks joy in the most personal, imperfect, and meaningful ways 🤍

Ashley Dudley | Broker Owner HomeGrown Real Estate

ashley.dudley@homegrownreva.com

540.271.1655

Buying a home is one of the most exciting milestones in life. It's also one of the biggest financial decisions most people will ever make.

While no home is perfect, there are a few common things buyers often wish they had thought through more carefully before closing.

The good news? Most of these regrets are completely avoidable with the right mindset and preparation.

If you're thinking about buying a home in the Shenandoah Valley, here are some of the most common buyer regrets and how to avoid them.

Falling in Love With Finishes Instead of Fundamentals

It's easy to get distracted by beautiful kitchens, trendy paint colors, and perfectly staged rooms.

But after move-in day, buyers often realize that cosmetic features weren't nearly as important as things like:

• Location
• Layout
• Lot characteristics
• Storage space
• Commute time

Paint colors can change. Countertops can be replaced. The things that are hardest to change are usually the things that matter most long-term.

Underestimating the Importance of Location

One of the biggest regrets buyers have isn't the house itself.

It's where the house is located.

A longer commute may seem manageable at first. Road noise might not feel like a big deal during a quick showing. A neighborhood that seemed fine may not fit your lifestyle as well as you hoped.

In the Shenandoah Valley, location impacts more than convenience. It influences your daily routine, lifestyle, future resale value, and overall enjoyment of the home.

Stretching the Budget Too Far

Just because you're approved for a certain amount doesn't mean you should spend it.

Many buyers discover that a higher monthly payment affects more than their housing budget.

It can impact:

• Travel plans
• Hobbies
• Emergency savings
• Day-to-day flexibility

The goal isn't simply to buy a home. It's to buy a home that allows you to enjoy life after closing.

Rushing Into a Decision

When the market is competitive, buyers often feel pressure to act quickly.

While confidence is important, rushing can lead to overlooking details or making decisions based entirely on emotion.

The best decisions typically happen when buyers are prepared, informed, and clear on their priorities.

Not Thinking Long-Term

A home should fit your life today, but it's also worth considering how it may fit your life several years from now.

Questions worth asking include:

• Will this home still work if my family grows?
• How much maintenance will this require?
• Could I comfortably stay here longer than expected?
• Would this home appeal to future buyers?

Thinking beyond the immediate excitement can help prevent future frustration.

Skipping Important Due Diligence

Inspections, disclosures, and research may not be the most exciting parts of buying a home, but they're incredibly important.

Buyers who skip these steps often end up surprised by repairs, maintenance needs, or property issues they weren't expecting.

Understanding the home you're purchasing helps you move forward with confidence.

The Goal Isn't Perfection. It's Perspective.

Every buyer makes compromises.

The goal isn't finding a perfect home. It's finding the right home for your lifestyle, priorities, and long-term goals.

When you focus on what truly matters and make informed decisions, you're far less likely to look back with regret.

Thinking About Buying in the Shenandoah Valley?

Whether you're buying your first home or your fifth, having someone help you think through the big picture can make all the difference.

If you're exploring homes in Rockingham, Shenandoah, or Page County, I'd love to help you navigate the process with clarity, confidence, and no pressure.

Amber Fleck | Realtor at HomeGrown Real Estate

amber.fleck@homegrownreva.com

540.273.6673

The Importance of Small Town Community

One of the things I love most about the Shenandoah Valley is how deeply rooted community still feels here.

You see it this time of year in small towns like New Market, Mount Jackson, and beyond… with flags lining the streets for Memorial Day, local ceremonies taking place, and businesses and organizations finding meaningful ways to give back and honor those who served.

There’s something powerful about slowing down enough to notice those details.

To walk through town, reflect on the sacrifices made, and appreciate the communities that continue to show up for one another year after year.

Supporting Local This Weekend

Memorial Day weekend is also a chance to intentionally support the businesses that help keep our small towns alive.

Places like Southern Kitchen in New Market, which has long supported veterans and our local community, are a reminder that local businesses often give back in ways that go far beyond what most people see day to day.

Supporting local doesn’t always have to look big.

Sometimes it’s grabbing breakfast from a local diner, shopping small, attending a community event, or simply choosing to spend your weekend investing back into the places and people around you.

Final Thought

This Memorial Day weekend, I hope we all take a little extra time to reflect on the sacrifices that made our freedoms possible.

Honor them by being kind.
Honor them by supporting your community.
Honor them by showing up for the small towns and local businesses that continue to make the Shenandoah Valley feel like home 🤍

Ashley Dudley | Broker Owner HomeGrown Real Estate

ashley.dudley@homegrownreva.com

540.271.1655

Two homes can hit the market the exact same weekend and have completely different outcomes.

One gets multiple showings immediately, strong interest, and maybe even multiple offers.

The other sits.

Price reductions happen. Showings slow down. Buyers start asking questions.

So what causes the difference?

The truth is, homes usually don’t sit on the market because of just one thing. It’s often a combination of pricing, presentation, buyer expectations, and overall strategy.

Let’s break down what really impacts how buyers respond when a home hits the market.

Pricing Sets the Tone

One of the biggest factors is pricing.

Today’s buyers are paying attention. They’re comparing homes online, watching the market closely, and quickly recognizing when something feels overpriced.

When a home is priced correctly from the beginning, it tends to:

• Generate stronger early interest
• Reach the right buyer pool
• Create urgency

When it’s priced too high, buyers may skip it entirely before ever stepping through the door.

And once a home starts sitting on the market, perception begins to shift.

Presentation Matters More Than Sellers Realize

Buyers form opinions quickly.

The condition of the home, the cleanliness, lighting, and overall atmosphere all play a role in whether buyers emotionally connect to a property.

Homes that tend to perform well are often:

• Decluttered
• Bright and inviting
• Clean and well maintained
• Easy for buyers to picture themselves in

That doesn’t mean a home needs to look perfect. But presentation absolutely impacts buyer response.

Photos and Marketing Matter

For most buyers, the first showing happens online.

That means listing photos, descriptions, and marketing strategy matter more than ever.

Strong marketing helps:

• Capture attention quickly
• Highlight the home’s best features
• Bring more buyers through the door

If buyers aren’t interested online first, they may never schedule a showing at all.

Buyer Expectations Have Shifted

Today’s buyers are often balancing:

• Higher interest rates
• Monthly payment concerns
• Limited flexibility in budget

Because of that, buyers tend to be more selective about what they’re willing to take on.

Homes that feel overpriced, poorly maintained, or in need of significant work may receive less attention unless the pricing reflects it appropriately.

Location Still Plays a Huge Role

You can update finishes and improve presentation, but location remains one of the biggest factors influencing buyer demand.

In the Shenandoah Valley, buyers are often drawn to:

• Mountain views
• Privacy and land
• Proximity to town
• Walkability and lifestyle

Homes in highly desirable locations often generate stronger interest more quickly.

Emotional Connection Still Matters

At the end of the day, buyers aren’t just purchasing a property. They’re imagining their future there.

Homes that feel welcoming, comfortable, and easy to picture living in tend to leave stronger impressions.

Sometimes buyers can’t fully explain why one home stands out over another. It simply “felt right.”

That emotional connection still matters, even in a strategic market.

It’s Rarely Just One Thing

When a home sits on the market, it’s usually not because of one small issue.

It’s often the combination of:

• Pricing
• Presentation
• Marketing
• Buyer expectations
• Location
• Overall strategy

The homes that perform best tend to align all of those things together from the beginning.

Thinking About Selling?

If you’re considering selling your home in Rockingham, Shenandoah, or Page County, understanding how buyers respond to homes in today’s market can make a huge difference in your strategy.

And if you’d like guidance on pricing, preparation, or positioning your home to stand out, I’m always happy to help with honest advice and a no obligation home valuation.

Amber Fleck | Realtor at HomeGrown Real Estate

amber.fleck@homegrownreva.com

540.273.6673

When people think about the Shenandoah Valley, they usually think about the big things first.

-The mountains.
-The hiking trails.
-The views.

And while those things absolutely deserve the attention they get, I think what really makes living here special is often the smaller, everyday moments.

The things you don’t always notice right away until this place starts to feel like home.

The Way the Mountains Become Part of Everyday Life

One of the things I love most about living in the Shenandoah Valley is that the views never really get old.

You’ll be driving to work, running errands, or heading home after a long day, and suddenly the mountains catch the light just right and make you pause for a second.

It’s easy to take them for granted until you realize not everyone gets to experience that as part of their normal routine.

The Slower Pace

Life here tends to move a little differently.

Not necessarily slower in a bad way, just… more intentional.

People stop and talk. Local businesses remember your order. You run into familiar faces around town. There’s a sense of community that can be hard to explain until you experience it yourself.

Having Nature So Close

One of the best parts about the Valley is how easy it is to get outside.

You don’t have to plan a huge trip to find a beautiful view or clear your head for a while. Whether it’s a quick evening walk, a weekend hike, or just sitting outside for a bit, nature is always close by.

And honestly, I think that changes people in a good way.

The Local Spots That Start Feeling Familiar

The coffee shops. The ice cream stands. The wineries. The little local businesses you end up returning to over and over again.

Those places become part of your routine and part of your memories.

They’re the kinds of places that make an area feel personal instead of just convenient.

The Way Each Season Feels Different

The Shenandoah Valley really leans into every season.

Spring feels fresh and alive. Summer brings long evenings and outdoor events. Fall speaks for itself around here, and winter somehow makes everything feel a little quieter and cozier.

There’s always something changing, but in a way that makes you appreciate where you are.

It’s the Everyday Moments

At the end of the day, I think what makes living in the Shenandoah Valley feel special is that life here is built around small moments.

Watching the sunset on the drive home.
Running into someone you know unexpectedly.
Spending time outside without needing a big plan.

It’s not always flashy, but it feels grounded in a way that’s hard to describe until you live it.

And honestly, I think that’s what makes people fall in love with this area.

Thinking About Calling the Valley Home?

Whether you already live here or you’ve been thinking about making a move to the Shenandoah Valley, the lifestyle is something people connect with quickly.

It’s more than just a place to live. It’s a place that starts to feel familiar in all the best ways.

Amber Fleck | Realtor at HomeGrown Real Estate

amber.fleck@homegrownreva.com

540.273.6673

Is There Really Such a Thing as Balance?

Lately, I’ve been thinking a lot about the idea of balance.

You hear it everywhere.
“Don’t forget to take time for yourself.”
“Make sure you’re balancing everything.”

And while it sounds nice… I’m not sure it’s actually real.

The Pressure to “Do It All”

The last few weeks for me have been really busy.

And in the middle of that, you start to hear those reminders. Make time for this. Don’t forget about that. Stay balanced.

But the truth is… you can’t be 100% in everything at the same time.

You can’t be fully present in work, home life, friendships, your health, and everything else… all at once, all the time.

And I actually think trying to do that creates more pressure than it relieves.

What Are We Really Chasing?

When people talk about balance, I don’t think they actually mean equal attention to everything.

I think they’re chasing a sense of control.

A feeling that they have a handle on their schedule, their priorities, and where their energy is going.

But what I’ve started to realize is that sometimes, allowing things to be unbalanced is actually what gives you that sense of control.

It’s being able to say,
“This week, I’m going all in on this.”

And being okay with what that means for everything else.

When One Area Takes Priority

There are going to be times where one part of your life just takes over.

For me recently, that’s been work.

And while that can feel heavy at times, it can also feel necessary. There’s something about leaning fully into one thing, focusing your energy, and seeing it through.

It’s not always comfortable. But sometimes it’s exactly what’s needed in that moment.

Thinking in Seasons Instead

This is where I’ve found a shift that feels more realistic.

Instead of trying to balance everything all the time, I’ve started thinking more in seasons.

What does this month need from me?
What did last month look like?
Where does my energy need to go right now?

Everything moves in cycles.

Some seasons are heavier in work. Some leave more room for relationships, for rest, for everything else that matters.

And instead of fighting that… I think there’s value in leaning into it.

Letting Go of Perfect

There’s also something freeing about letting go of the idea that everything has to be done perfectly.

If you can show up for even a couple areas in your life in a meaningful way… that counts.

If one week requires you to pour everything into one thing… that counts too.

It doesn’t have to look perfectly balanced to still be working.

Communicating Where You Are

One of the biggest things that’s helped me is just being honest with the people around me.

Saying,
“This is where I’m at this week.”
“I’m all in on this right now.”

Not because I don’t care about the other things… but because I’m trying to move through a season that requires more from me.

That honesty has made a big difference.

So If Balance Isn’t the Goal…

Then what is?

For me, it’s not balance.

It’s sanity.

It’s staying grounded, giving yourself grace, and understanding that you’re not going to get it right all the time.

And that’s okay.

Final Thought

Life isn’t meant to be perfectly balanced at all times.

It shifts. It stretches. It asks different things of you in different seasons.

And maybe the goal isn’t to keep everything even…

But to keep showing up, adjusting as you go, and trusting that it will all find its place in time 🤍

Ashley Dudley | Broker Owner HomeGrown Real Estate

ashley.dudley@homegrownreva.com

540.271.1655

If you’ve started looking at homes, you’ve probably realized one thing pretty quickly:

The “perfect” home doesn’t really exist.

At least not within a realistic budget.

Buying a home almost always involves some level of compromise. The key is understanding what’s okay to compromise on and what’s not worth sacrificing.

Especially in the Shenandoah Valley, where you might be choosing between location, land, condition, and price, making the right trade-offs matters.

Why Compromise Is Part of the Process

Every buyer walks into the process with a wishlist.

But once you start touring homes, you’ll notice that no property checks every single box.

That’s normal.

The goal isn’t to find perfection. It’s to find a home that fits your life in the ways that matter most.

What You Can Compromise On

Some features are easier (and often more affordable) to change over time.

These include:

Cosmetic Updates

Things like paint color, flooring, lighting fixtures, and finishes can all be updated.

They may not match your style right now, but they can be changed gradually.

Minor Layout Preferences

While you can’t completely redesign a home, you can often adjust how a space is used.

Sometimes a room just needs a different perspective to make it work.

Outdated Style

A home that feels “dated” isn’t necessarily a bad investment.

In fact, it can give you the opportunity to customize the space to your taste over time.

What You Shouldn’t Compromise On

There are some factors that are much harder or impossible to change.

These should be considered carefully before making a decision.

Location

You can change almost everything about a home… except where it sits.

Location affects:

• Your daily routine
• Your lifestyle
• Future resale value

This is one of the most important things to get right.

Your Budget

Stretching beyond what feels comfortable can create long-term stress.

It’s important to stay within a range that supports your lifestyle, not just your approval amount.

Structural or Major Issues

While some repairs are manageable, major structural concerns can quickly become overwhelming and expensive.

Understanding the condition of a home is key before committing.

Core Lifestyle Needs

Think about how you live day-to-day.

If you need:

• A certain commute
• Space for pets
• Room to grow
• A specific environment

Those aren’t things you want to compromise on.

The Shenandoah Valley Perspective

Buying in the Shenandoah Valley often comes with unique trade-offs.

You might be deciding between:

• More land vs being closer to town
• A newer home vs a property with character
• Move-in ready vs long-term potential

There’s no right answer. It comes down to what matters most to you.

It’s About the Right Trade-Offs

At the end of the day, every home purchase involves decisions.

The goal isn’t to avoid compromise. It’s to make the right compromises.

When you understand your priorities clearly, the process becomes less overwhelming and much more intentional.

Thinking About Buying?

If you’re starting your home search and aren’t sure what you should or shouldn’t compromise on, you’re not alone.

I’m always happy to help you talk through your priorities and find a home that fits your lifestyle and goals with clarity and no pressure.

Amber Fleck | Realtor at HomeGrown Real Estate

amber.fleck@homegrownreva.com

540.273.6673

Accessory Dwelling Units in Virginia

What They Are… And What This New Law Could Mean for You

There’s been a lot of conversation recently around something called an “Accessory Dwelling Unit”… or ADU.

And if you’ve seen that term floating around and thought, “I’m not totally sure what that means”… you’re not alone.

So let’s start simple.

What Is an ADU?

An accessory dwelling unit, or ADU, is a smaller living space that sits on the same property as a primary home.

That could look like a finished basement with its own entrance, a garage apartment, a small cottage, or even an in-law suite.

The key piece is that it functions as its own living space… meaning it includes areas for living, sleeping, cooking, and sanitation, all within the same structure

What’s Changing in Virginia?

A new law, Senate Bill 531 (SB531), is set to take effect on July 1, 2027.

At a high level, this law will require localities to allow accessory dwelling units in single-family residential zoning districts

That’s a big shift.

What used to be more restricted or inconsistent across different areas is now moving toward broader acceptance, which means things like garage apartments, small backyard cottages, and in-law suites are going to become much more common.

Why This Matters

This change isn’t happening in a vacuum.

One of the goals behind this legislation is to help address housing shortages by creating more opportunities within existing neighborhoods.

Instead of only relying on large-scale developments, this opens the door for homeowners to create additional housing in a way that feels more natural and integrated into the community.

It’s Not Just for Family Anymore

One of the more notable changes is that localities can no longer require a family relationship between the primary home and the ADU occupant

In the past, ADUs were often thought of strictly as “in-law suites.”

Now, that definition expands.

This means homeowners may have the option to rent these spaces to unrelated tenants, creating new opportunities for long-term rental income and more flexible living arrangements.

But It’s Not a Free-for-All

While this law expands opportunity, it still includes guardrails.

Localities can require things like:
• Minimum lease terms (often 30 days or more)
• Owner occupancy requirements for either the main home or the ADU
• Parking considerations and building standards

There are also limitations on things like size, placement, and the ability to sell the ADU separately from the primary residence

So while access is increasing, structure is still very much in place.

Lower Barriers… And New Opportunities

Another important piece is that permit fees for ADUs are capped at around $500, which can help lower the barrier to entry for homeowners looking to explore this option

Because of that, I do think we’ll start to see more interest from homeowners… and potentially a rise in modular or pre-fabricated building solutions to help meet that demand.

Like anything new, there may be a bit of a rush early on. Builders could get booked out, timelines could stretch, and it may take some time for things to balance back out.

What This Could Mean for You

If you own property in Virginia, this is one of those changes that’s worth understanding early.

For some, it may open the door to creating additional income.
For others, it may be about long-term family planning.
And for some, it may simply be about increasing flexibility within a property they already love.

The opportunities are there… but how they apply will depend on your specific property and your goals.

Final Thought

ADUs are becoming a much more realistic and accessible option for homeowners across Virginia.

And while this isn’t something everyone will act on immediately, it is one of those shifts that can quietly change the way people think about their homes over time.

If this is something you’ve been curious about, it may be worth exploring now… before everyone else starts calling builders at the same time.

Ashley Dudley | Broker Owner HomeGrown Real Estate

ashley.dudley@homegrownreva.com

540.271.1655