5505 Merner Lane, in Virginia Beach, VA 23455

While other buyers are waiting for the spring rush, this 4-bedroom residence in the heart of Virginia Beach (23455) just saw a significant price improvement to $455,000. At just $206/sq. ft., this isn’t just a home; it’s an immediate equity play in a neighborhood where space usually comes at a much higher premium.

Why This is Our “Deal of the Week“:

• The Price Drop Advantage: The recent price reduction gives you rare leverage in a zip code known for its stability. You are getting more square footage (2,207 sq. ft.!) for your dollar than almost anywhere else in Bayside.

• The “No-HOA” Freedom: Enjoy your massive, privacy-fenced 0.23-acre lot without the monthly fees or restrictive rules. It’s a backyard built for summer BBQs, pets, and complete privacy.

• The Lifestyle Hub: Located minutes from the Bayside Recreation Center and the natural beauty of Lake Smith, your weekends just got an upgrade. Plus, with a sub-10-minute commute to JEB Little Creek, you’ll spend less time in traffic and more time at home.

• Move-In Ready Style: From the clean, modern kitchen with stainless steel appliances to the cozy wood-burning fireplace, this home has been meticulously maintained and is ready for you to move in before the new year gets into full swing.

Why You Need to See It NOW:

The “secret” is out. Listings with price improvements this sharp don’t stay hidden for long. This is the perfect window to tour the property before the weekend crowd catches on.

Are you available to tour this one? 

The post Deal of the Week in 23455 – 1/09/26 appeared first on Life in Virginia Beach.

Even with more homes on the market right now, some buyers are still having a tough time finding the right one at the right price. Maybe the layout feels off. Maybe it still needs some updating. Or maybe it’s just more of the same.

That’s why more buyers are turning to new construction – and finding some of the best deals available today.

Why? Today, many builders have more homes that are finished and sitting on the market than normal. And that means they’re motivated to sell. They’re running a business, and they don’t want to sit on their inventory. They want to sell it before they build more homes. And that can definitely work in your favor.

As Lance Lambert, Co-Founder of ResiClub, puts it:

“In housing markets where unsold completed inventory has built up, many homebuilders have pulled back on their spec builds—and many are doing bigger incentives or outright price cuts to move unsold inventory.”

Incentives Are the Highest They’ve Been in 5 Years

Data from the National Association of Home Builders (NAHB) shows 66% of builders offered sales incentives in August. That’s the peak so far this year, and the highest percentage we’ve seen in 5 years.

That means 2 out of every 3 builders are offering something extra to get deals done. And when builders throw in incentives, it’s the buyers like you who win.

Price Cuts Are Back on the Table

One of the most common incentives they’re offering right now is adjusting the price. According to NAHB, almost 40% of builders are doing price cuts (see graph below):

On average they’re taking off about 5% off the purchase price of the house. For a buyer, 5% could be the difference between reluctantly settling and finally getting a home that works for you.

Take a $500,000 house as an example. If builders reduce the price by 5%, you’re saving $25,000.

And even if the builder you’re interested in won’t budge on price, they’ve got plenty of other levers to pull. As Realtor.com explains:

“. . . there are deals to be found in the market for new homes, with builders increasingly willing to negotiate on price or offer incentives such as rate buydowns and closing cost assistance.”

Why This Matters for You

As a buyer, you probably have a clear vision for your ideal home. Because you’re not just buying any house. You’re buying your house. The one with the space, features, and lifestyle you’ve been hoping for. New builds can check those boxes since they usually have:

●     Bigger kitchens and open layouts

●     Energy efficiency (hello lower utility bills)

●     Smart-home upgrades

●     Fewer repair headaches on day one

And today’s incentives make buying a new home more attainable than it’s been in years.

One Word of Advice: Don’t Go At It Alone

If you want to take advantage of this opportunity, just be sure to use your own agent. Builder reps aren’t there to save you money. They protect the builder’s bottom line. That’s why you need to bring your agent with you. Your agent will:

●     Cut through the sales pitch and run the cold hard numbers

●     Spot which incentives are actually worth it (and which ones are fluff)

●     Handle negotiations so you walk away with the best deal possible

●     Keep your best interest as their top priority

Bottom Line

If you’re not finding a home you love, the new home market is buzzing with opportunity. With record-high incentives, price cuts in play, and builders itching to move inventory, this is the best time in years to buy new construction.

Curious how far today’s incentives could stretch your budget? Let’s connect so you can see what builders are offering in our area.

The post Builder Incentives Reach 5-Year High appeared first on Life in Virginia Beach.

This June, 15% of pending home sales fell through. That means those buyers backed out of their contracts. That’s not too much higher than the norm of roughly 12% from 2017-2019, but it’s still an increase. And it’s one you don’t want to have to deal with.

The key to avoiding this headache is knowing what’s causing the issues that lead to a buyer walking away. A recent survey from John Burns Research and Consulting (JBREC) and Keeping Current Matters (KCM) finds that agents reported the #1 reason deals are falling apart today is stemming from the home inspection (see graph below):

Here’s why. With high prices and mortgage rates stretching buyers’ budgets, they don’t have a lot of room (or appetite) for unexpected repairs.

Not to mention, buyers have more options to choose from now that there are more homes on the market. So, if the inspection turns up a major issue, they may opt to walk away. Afterall, there are plenty of other homes they could buy instead.

Or, if the seller isn’t willing to tackle repairs, a buyer may back out because they don’t want the expense (and the hassle) of dealing with those issues themselves.

The good news is, there’s a way you can get ahead of any unpleasant surprises as a seller, and that’s getting a pre-listing inspection. It’s not required, but the National Association of Realtors (NAR) explains why it’s helpful right now:

“To keep deals from unraveling . . . it allows a seller the opportunity to address any repairs before the For Sale sign even goes up. It also can help avoid surprises like a costly plumbing problem, a failing roof or an outdated electrical panel that could cause financially stretched buyers to bolt before closing.”

What’s a Pre-Listing Inspection?

It’s exactly what it sounds like: a professional home inspection you schedule before your home hits the market. Here’s what it can do for you:

●     Give you time to fix what matters. You’ll know what issues could come up in the buyer’s inspection. So, you’ll have time to take care of them before anyone even walks through the door.

●     Avoid last-minute renegotiations. When buyers uncover unexpected issues after you’re under contract, it opens the door for concessions you may have to make like price drops or repairs, or worse, a canceled deal. A pre-listing inspection helps you stay ahead of those things before they become deal breakers.

●     Show buyers you’re serious. When your home is clean, well-maintained, and already vetted, buyers see that. It builds trust and can help you sell faster with fewer back-and-forth negotiations.

The bottom line? A few hundred dollars upfront can save you thousands later.

Should Every Seller Do This?

Not necessarily. Your real estate agent can help you decide what makes the most sense for your situation, your house, and your market. If you decide to move forward with a pre-listing inspection, your agent will guide you every step of the way. They’ll:

●     Advise on whether to fix or disclose each issue

●     Help you prioritize repairs based on what buyers in your area care about

●     Make sure you understand your local disclosure laws

Bottom Line

If you want to avoid potential snags in your deal, a pre-listing inspection could be the way to go. Let’s talk about whether a pre-listing inspection is the right move for your house and market.

Would you rather find out about a major repair now, when you can handle it on your terms – or after you’re under contract, when the clock is ticking?

The post More Contracts Are Falling Through. Here’s How To Get Ahead appeared first on Life in Virginia Beach.

As we move through 2025, the Hampton Roads real estate market remains a competitive and exciting place to be. With moderate but steady growth and a high demand for housing, homeowners are in a strong position. But that doesn’t mean you can just slap a “For Sale” sign in the yard and wait. To truly capitalize on this market, you need a plan.

This guide will walk you through seven essential things every homeowner needs to know to successfully sell a house in Hampton Roads.

1. The Hampton Roads Market: It’s a Seller’s Game, But with Nuances

Let’s start with the big picture. The Virginia Beach real estate market in 2025 is a seller’s market, and it’s very competitive. Homes are still selling relatively quickly, often receiving multiple offers. However, the market is not as frenzied as it has been in previous years. Mortgage rates, while fluctuating, are still having an effect on buyer affordability. This means buyers are more discerning than ever. They’re looking for value, a seamless process, and a move-in-ready home. Your job is to stand out from the competition, not just by being on the market, but by being the most desirable option.

What this means for you: While you have the leverage, don’t overprice your home. The key is to price it competitively to generate a rush of interest and a bidding war, rather than letting it sit on the market with an inflated price tag.

2. The Power of First Impressions: Curb Appeal and Staging Are Non-Negotiable

In a digital age, your home’s first showing happens online. Professional photography is no longer a luxury—it’s a necessity. But even the best photos can’t save a house that isn’t prepared.

Curb Appeal is Your Welcome Mat: Stand across the street and look at your home with fresh eyes. Is the lawn manicured? Are the hedges trimmed? A quick power wash of the siding and driveway can do wonders. A fresh coat of paint on the front door and some vibrant potted plants can make a huge impact for a minimal investment.

Staging Sets the Scene: Once they’re inside, buyers need to be able to envision their own lives unfolding in the space. That’s difficult to do when they’re looking at your family photos and clutter. Declutter, depersonalize, and deep clean. Consider hiring a professional stager. They can rearrange furniture and bring in pieces that highlight your home’s best features, like that stunning view of the backyard or the spacious living room. A staged home can sell for more and spend less time on the market.

3. Be Proactive with Your Home’s Condition (and Inspections)

Most buyers will have a home inspection contingency in their offer. Finding a major issue after you’ve already agreed on a price can lead to stressful negotiations or even a deal falling apart.

Pre-Listing Inspection: A smart move is to get a pre-listing inspection. This allows you to identify and address any potential problems before the house goes on the market. This gives you time to make necessary repairs, get quotes, or simply disclose the issues upfront.

Small Fixes, Big Payoff: A wobbly handrail, a leaky faucet, or a broken light switch might seem insignificant to you, but to a buyer, it signals a lack of care and raises questions about other, unseen issues. Taking care of these small repairs shows buyers that the house has been well-maintained and gives them peace of mind.

4. Navigating the Appraisal Process with Confidence

A home appraisal is a crucial step in the selling process, especially for buyers who are using a mortgage. The appraiser’s job is to determine the property’s market value, and if it comes in low, it can put a wrench in the sale.

Be Prepared: Your real estate agent will be your best asset here. They can provide the appraiser with a list of comparable sales in the area and a detailed list of any recent upgrades or renovations you’ve made.

Beyond the Basics: Did you recently install a new HVAC system, a new roof, or energy-efficient windows? These are major value-adds that an appraiser might not notice on their own. Make sure your agent is prepared to highlight these improvements, as they can significantly impact your home’s appraised value.

5. Understanding Your Financial Obligations (and the Cost of Selling)

Selling a home comes with costs beyond what you might think. It’s important to budget for these so you’re not caught off guard at the closing table.

Real Estate Agent Commissions: In a traditional sale, the seller pays the real estate commissions for both their listing agent and the buyer’s agent. While commission structures are negotiable and more flexible than ever due to recent  changes, they are still a significant cost. Be sure to discuss and negotiate this with your agent upfront.

Closing Costs: On top of commissions, sellers in Hampton Roads now being asked to pay an average of 1.5% to 3.5% of the sale price in closing costs, often referred to as seller concessions. These can include transfer taxes, title insurance, and other fees. Your agent can provide a detailed breakdown so you know what to expect.

6. The Right Agent is Your Strategic Partner

You may be tempted to go it alone, but in a market with such specific local dynamics, an experienced real estate agent is invaluable. A great agent doesn’t just list your home; they are your partner, advisor, and advocate.

Local Expertise: A Virginia Beach agent who lives and breathes the local market will know the specific trends in your neighborhood. They can accurately price your home, create a marketing strategy that reaches the right buyers, and negotiate on your behalf. 

Marketing Mastery: Beyond the basic MLS listing, a top-tier agent will use high-quality photography, video tours, social media campaigns, and targeted advertising to get your home in front of as many qualified buyers as possible.

Negotiation Skills: When offers come in, an agent will help you evaluate not just the price, but the entire package, including contingencies, financing, and closing dates. Their negotiation skills can save you thousands of dollars and countless headaches.

7. Think About What Comes Next

Selling your home is just one part of the journey. What happens after the closing? Where will you go? Having a plan in place for your next move can reduce a lot of the stress associated with the sale. Whether you’re buying another home, renting, or moving out of state, having a timeline and a contingency plan will make the process much smoother.

Ready to Make Your Move?

Selling a home in Hampton Roads is a complex process with many moving parts. But with the right knowledge and a trusted partner by your side, you can navigate it with confidence and achieve a successful, profitable sale.

To help you get started, we’ve created a comprehensive guide: “Your Hampon Roads Home Selling Blueprint: A Step-by-Step Checklist for a Successful Sale.” This free resource breaks down every step, from preparing your home to closing day, with actionable tips and checklists.

Click here to download your free guide and take the first step toward a seamless sale!

The post 7 Things Every Homeowner Should Know Before Selling in Hampton Roads VA appeared first on Life in Virginia Beach.

We’ve helped countless military families navigate this exact scenario. And while every story is unique, there are common threads of advice that echo from those who’ve successfully sold their Hampton Roads home remotely. Here’s what three families, just like yours, wish they knew before embarking on that journey:

1. “I wish I knew how vital it was to have THE RIGHT agent, like Chris Faircloth, from day one.”

Selling a home is complex; selling a home when you can’t physically be there adds layers of complexity. Our past clients consistently emphasize that the single most crucial factor in their success was partnering with an agent who specialized in remote sales for military families.

This isn’t just about listing your house. It’s about having someone on the ground who understands the nuances of military timelines, who can be your eyes and ears, and who anticipates challenges before they arise. Chris Faircloth’s expertise in guiding PCSing homeowners means she’s not just selling your house; she’s managing a significant life event for you. From coordinating repairs to overseeing virtual tours, having a dedicated, experienced advocate who truly “gets it” transforms overwhelming chaos into manageable steps. They wish they hadn’t wasted time trying to figure it all out themselves or with less specialized help.

2. “We needed a professional who took the time to review everything and make sure we understood every single step, even when we were in different time zones.”

Selling remotely means you’re relying heavily on communication. It’s easy to feel disconnected or confused when you can’t just pop into an office. Our clients stressed the immense peace of mind that came from working with a team who prioritized clear, thorough, and patient explanations.

This means more than just sending documents for e-signature. It means detailed video calls to walk through market analyses, explaining complex contract terms in plain language, providing real-time updates with photos and videos of progress at the house, and being available to answer questions no matter the time difference. They wished they had chosen someone who treated their situation with the care and attention it deserved first, but they soon realized they needed a professional who would ensure they felt informed and confident, even from afar. The Agent Faircloth Team came in and put us at ease as they had detailed answers for each of our concerns. Experience matters. 

3. “The Agent Faircloth Team approach was invaluable. Bryan’s construction knowledge gave us security on inspections, and Chris handled the details and the other agent perfectly.”

Here’s where the Agent Faircloth team truly stands out. When selling remotely, especially a home that might need some attention, the home inspection can feel like a black box. Our clients found immense relief in Bryan’s on-the-ground expertise. His construction background means he doesn’t just read an inspection report; he understands the implications of every detail, helps prioritize necessary fixes, and can even oversee the work. This insight is critical for saving you money and stress.

Meanwhile, Chris expertly handles all communications and negotiations with the buyer’s agent. Her sharp negotiation skills ensure your best interests are always at the forefront, turning potential roadblocks into smooth resolutions. Having a dynamic duo who can tackle both the physical aspects of the home and the intricate dance of real estate negotiation means you’re covered from every angle. Our clients wished they knew such comprehensive support was available, sparing them from trying to manage a complicated transaction from across the country.

Conclusion: Your Stress-Free PCS Starts Here

Selling your Hampton Roads home doesn’t have to add to the already immense pressure of a military PCS. The insights from these families underscore a clear message: preparation and the right team make all the difference.

With The Agent Faircloth Team, you’re not just getting real estate agents; you’re gaining dedicated advocates who understand your unique challenges. From comprehensive virtual consultations and seamless digital paperwork to expert photography, remote repair coordination, and unparalleled negotiation, we’re built to manage every detail. Bryan’s practical construction knowledge combined with Chris’s masterful negotiation and client care provides a holistic service that few others can match.

Let us handle the complexities of your home sale so you can focus on your family’s next mission. Your stress-free PCS, and a successful home sale, begin with the Agent Faircloth Team.

Ready to start your virtual home selling journey with confidence? Contact us today for a personalized consultation!

The post Getting Orders Out of Norfolk? Here’s What 3 Families Wish They Knew Before Trying to Sell From Across the Country… appeared first on Life in Virginia Beach.

Here’s to a dream come true!

The post The Long-Awaited “Dream Home”: A Journey of Faith and Finding Home appeared first on Life in Virginia Beach.

The post The Journey Home appeared first on Life in Virginia Beach.

• Get Pre-Approved for a Mortgage: Before you start bidding, ensure you are pre-approved for a mortgage. This demonstrates to sellers that you are a serious and qualified buyer, providing them with confidence that the sale will proceed smoothly.
• Offer a Strong, Competitive Price: In a bidding war, offering a strong, competitive price is crucial. Research the local market to understand comparable home prices and be prepared to offer at or above the asking price if necessary.
• Consider an Escalation Clause: An escalation clause automatically increases your offer if another bidder presents a higher bid. This can help you stay competitive without overbidding from the start. Be sure to set a cap to avoid exceeding your budget.
• Limit Contingencies: Reducing the number of contingencies, such as inspection or financing, can make your offer more appealing. However, weigh the risks carefully before waiving any critical protections.
• Increase Earnest Money Deposit: A larger earnest money deposit signals to the seller that you are committed to the purchase. It shows your willingness to put more money upfront, indicating seriousness and financial stability.
• Flexible Closing Date: Being flexible with the closing date can be advantageous. Consider accommodating the seller’s preferred timeline, whether they need a quick sale or more time to move.
• Ask for a Concession Instead of a Price Reduction: Rather than asking for a price reduction, consider requesting a concession. This could be in the form of seller-paid closing costs which could save you quite a bit if used to buy down the reate. Concessions can be more appealing to sellers as they maintain the property’s sale price. 
• Work with an Experienced Real Estate Agent: Partnering with Chris Faircloth a local real estate agent with 25+ years of experience will be invaluable to your success. She can offer insights, strategies based on each individual situation and negotiation to enhance your offer and the outcome.
• Be Prepared to Move Quickly: In a hot market, time is of the essence. Be ready to act quickly once you find a property you love. Have all necessary documents and funds in order so you can submit an offer without delay.

Utilizing these strategies can significantly increase your chances of winning a bidding war and securing your dream home. Remember, flexibility, preparation, and creativity are key in standing out among other buyers.

The post Winning Home Buyer Strategies appeared first on Life in Virginia Beach.

One of the biggest mistakes is walking into a new construction site without an agent representing you. Many buyers think they can save money by negotiating directly with the builder’s site agent. However, it’s crucial to remember that the site agent represents the builder’s interests, not yours. Without your own agent, you could end up paying extra for representation later on and missing out on vital insights and negotiations. Your agent will advocate for you, ensuring that your priorities and concerns are addressed.

2. Skipping Home Inspections:

It’s easy to assume that new construction homes require no inspection since they meet city building codes, but that’s not the best assumption. Builders are focused on their timelines, and their “inspections” might not catch every single item. Opting to have a home inspection is absolutely critical. An inspector can identify issues that may need attention before you purchase, providing you peace of mind about your investment.

3. Overlooking Negotiation Opportunities:

Many buyers believe that the terms put forth by the builder are fixed and non-negotiable. However, this is often not the case! Many aspects of the contract, such as upgrades, closing costs, and timelines, can be negotiated. Buyers who do not ask often leave money on the table or miss out on valuable upgrades that can enhance their new home experience. It’s essential to engage with your agent and discuss potential negotiating points.

4. Not Understanding the Contract’s Fine Print:

The fine print in the builder’s contract can be overwhelming and may contain various clauses that could affect your purchase. Unfortunately, many buyers skim the contract without fully comprehending the terms or conditions. Issues like warranty terms, appraisal clauses, and contingencies can significantly impact your rights and responsibilities as a buyer. It’s critical to have a knowledgeable real estate agent review these terms and explain any confusing language before you sign.

Bottom Line:

Hiring an experienced agent will help you avoid mistakes and help you navigate the complexities of purchasing new construction homes. As a buyer, it’s in your best interest to be informed, seek representation, and ensure everything is in order before finalizing your dream home. Remember, knowledge and preparation are keys to successful home buying!

The post Common Mistakes Buyers Make When Purchasing New Construction: appeared first on Life in Virginia Beach.

🏡 Exclusive Strategies to Sell High-End Homes Faster—Without Compromising Value 🏡

The post Want to sell your luxury property faster? These 3 tips will do the trick appeared first on Life in Virginia Beach.