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Create an oasis in your backyard this spring with plants native to Virginia. If you want the local critters to leave your flowers alone while creating an inviting place for friendly pollinators, consider planting native blooms. Native plants are also great for gardeners who don’t have much of a green thumb. 

Not sure which plants thrive in a Shenandoah Valley garden? If you want flowers that are used to our area's soil, weather, and pests, choose black-eyed Susans, wild geranium, and other local options. You can shop for these beautiful native plants at two annual plant sales taking place at Blandy Experimental Farm and Belle Grove Plantation this spring.

Keep reading to learn about some great native plant options and why you should consider purchasing these flowers at the upcoming garden festivals. 

Why You Should Purchase a Native Plant 

Plants native to Virginia are already used to the conditions and pests of the region. Many varieties are familiar with the somewhat rocky soil in the Valley and garden grazers like deer usually leave it alone. They also tend to need less watering, because they’ve grown accustomed to the natural climate. 

Here are a few more reasons why native plants are amazing: 

• Low maintenance

• Need little to no pesticides or fertilizers

• Benefit local wildlife like honey bees, hummingbirds, and butterflies

• Improve soil quality over time

Plants Native to Virginia

There are many plants native to Virginia that look beautiful in any backyard garden. Keep an eye out for these blooms and other native species at Blandy’s Garden Fair and Belle Grove’s GardenFest this year. 

Wild Geranium

This small flower thrives in garden environments. Wild geranium is a perennial that grows from April through June. It comes in a variety of colors including pink, lilac, and deep pink. 

Rabbits and deer don’t find it to be a delicious snack, so they leave it alone. What these darling flowers do attract are butterflies and honey bees. They also have no serious insect or disease problems. 

Black-Eyed Susan

If you like the look of sunflowers, plant this mini look-alike in your garden. Black-eyed Susans are easily spotted for their brown center and yellow petals. It blooms in the months of June through September and can grow as much as 3 feet tall. 

Black-eyed Susans grow best in full sun. They are tolerant of clay soil found in Virginia, and drought. Because they are covered in coarse hair, deer leave them alone. 

Butterfly Weed

Butterfly weed produces a vibrant orange and yellow flower that blooms from June through August. True to its name, it attracts butterflies, along with hummingbirds and bees. It also serves as a food source for monarch butterflies, as well as a place for them to lay their eggs. 

Although part of the milkweed family, this variety does not produce a milky sap like other species. It’s also non-invasive, so it won’t take over your garden. It does have deep roots, so it’s best to leave it undisturbed once it’s established in the soil.

Wild Bergamot

Wild bergamot is a lovely lavender flower that loves full sun to partial shade. It also sometimes comes in white, pink, or red. You’ll usually see this native plant growing from June through September, reaching as high as 4 feet tall.

This plant native to Virginia is a friend of hummingbirds, bees, and butterflies since they use it for nectar. Although small, it is tough enough to tolerate drought, clay soil, and shallow rocky soil. Deer and rabbits also stay away. 

Don’t Miss Garden Fair and GardenFest

To purchase plants native to Virginia for your backyard, don’t miss the garden festivals happening in the Shenandoah Valley this spring. Garden Fair at Blandy Experimental Farm takes place May 12-14 (Mother’s Day weekend). On June 3 stop by GardenFest at Belle Grove Plantation. Both events will have many native plants available. 

Before you purchase a home it's important to understand how mortgage rates are determined. There are a lot of myths floating around out there. A clear picture of why rates fluctuate helps you plan your home-buying journey thoroughly. 

With rates shifting all over the place since 2020, it’s hard to keep up with how they’re moving and why. We’ve debunked a few myths to help you understand how interest rates are set. 

Myth #1: The Federal Reserve Sets Mortgage Rates

This is one of the most common myths about mortgage rates out there. While the Fed can have an influence on how the market fluctuates, they do not set the rates. When the Fed makes a decision about rates, it typically has a greater effect on short-term products, like home equity loans. Mortgage rates change based on longer-term rates. 

Fixed mortgage rates tend to move with the 10-Year Treasury. On average, 30-year loan rates land around 1.5 to 2 percentage points above the 10-Year rate.

We will likely see 30-year mortgage rates drop, even as the Feds continue to increase short-term rates. One possible reason for this is the continued ease of economic uncertainty. It’s predicted that rates may decrease throughout 2023.  

Myth #2: Good Economy = Better Rates

Many buyers believe when the economy is on the up and up mortgage rates are lower, but that’s not always the case. In reality, it’s usually the opposite. A good economy leads to a greater demand for mortgages and can drive rates higher. 

When there is concern about the economy, interest rates often drop to stimulate spending and growth. For example, the housing crash during the pandemic resulted in low mortgage rates for buyers. This might also mean that increasing unemployment will put downward pressure on mortgage rates.

Myth #3: Everyone Gets the Same Rate

Interest rates aren’t set across the board. Lenders will look at your financial and credit history to determine your ability to pay for your loan. It’s likely that your rate will look a little different from someone else’s.   

Here are some of the factors that might affect your mortgage rate: 

• Credit score

• Debt to income ratio

• Size of your down payment

• Loan term

• Home location

Continue On Your Home Buying Journey

Now that you have a better understanding of how mortgage rates are determined, you can start planning the purchase of your next home. With the prediction of a rate decrease in 2023, this might be a great time to start looking. 

Buying or selling a home? I’d love to help! Contact me today to get started. 

When you imagine your dream home in the Shenandoah Valley a few ideas will come to mind – a gourmet kitchen, spa-like master bathroom, or a sunroom overlooking the mountains. But there are some less glamorous aspects to buying a new home.

Stepping out of your daydream to choose which septic system you want for your home is, well, a little crappy.

But this process doesn’t have to be the pits if you’re well-informed about the types available, from conventional to alternative septic systems. Keep reading for a quick and dirty guide to septic systems for your home in Virginia.

Septic System Basics

So how exactly does a septic system work? It’s a multi-part system that takes all of the gross wastewater from your home and sends it through a filtration process. The water then exits into a drainfield.

When you live outside of the public sewer networks your septic system options in Virginia will vary. You can opt for a conventional, gravity pump system if the topsoil at your build site passes inspection.

Many rural areas in Virginia will require an alternative onsite sewage system. This is because a certain depth of topsoil is required for the drainfield, but many properties don’t have enough. That’s when an alternative system is needed.

If you build or purchase a home in the Shenandoah Valley the likelihood that you’ll need an alternative system is high.

Using an Alternative Septic System

In case you were wondering, yes, an alternative septic system comes with a heftier price tag. That’s because it’s a complicated system with more moving parts. It also requires more frequent maintenance than a conventional system.  

You will need to go with an alternative system if that’s all your county health department will approve. Approval depends on the results of a soil study and percolation test on the home site.

As you come up with the budget for your home purchase or new home construction, factor in the cost of an alternative system to be safe.

Types of Alternative Septic Systems

Alternative septic systems are more expensive than conventional systems, but some alternative options are less expensive than others. 

Alternative septic system options include:

Plastic Chamber Leach Field: This is a standard system with an alternative drainfield. It includes a half-pipe plastic chamber that creates a void for effluent water, and no gravel is needed. This option is best for small building sites.

Mound system: This is a good option for soil that is too dense or shallow over bedrock. It is similar to a conventional system but has a drainfield above the natural grade.

Sand Filter System: With a sand filter system there is an enclosed box of sand and gravel that serves as the filter for your home’s wastewater. The box can be partially or fully buried on the property, depending on your soil.

The engineer who performs the soil analysis can recommend options that will work best for your property and your wallet. The system you choose is also dependent upon what the local health department will approve.

Have questions about buying or selling a home in Virginia? Give me a call! I’d love to talk to you.   

Just because the temperatures have dropped doesn’t mean you have to put away your hiking stick. Bundle up and get outside with one of the many incredible trails in our area. 

Did you know a winter hike can help boost your immune system and alleviate seasonal affective disorder? Just look at the incredible view (pictured) at Shenandoah River State Park! That will lift your spirits for sure. Hiking trails are also less crowded during the winter, giving you more time to enjoy the beauty around you. 

Two of the many great winter hiking options in our area are the River Trail at Shenandoah River State Park in Warren County and Lewis Falls Trail at Shenandoah National Park in Page County.

River Trail is a 2-mile hike from point to point on an easy, flat trail that is well maintained. This is a great winter hike option for families with young children, or simply for those looking for a relaxing hike. Take a rest by the river and sip on some hot tea from your thermos.

For this trail, there is parking at the horse stable (and canoe livery) but there's a hilly part of the trail there. Call the park and speak with a ranger about parking closer to where the trail reaches the flatter land.

Lewis Falls Trail is a moderate, 3.3-mile circuit (loop) hike that takes about four to five hours to complete. The hike leads to an observation area over a stunning 81-foot waterfall. This is a steep trail (990-foot elevation gain) with icy areas when temperatures are below freezing, so take your time.

To get to Lewis Falls Trail, start at the Big Meadows amphitheater parking area and walk downhill from the concrete marker post, and turn left on the Appalachian Trail. Stay right onto the blue-blazed Lewis Falls Trail. Once you stop at the observation area return to the trail sign to re-enter the loop. The trail does not continue past the observation deck. Always check the park's website for road conditions and closings before going.

To see trail maps of Lewis Falls Trail and River trail, check out the links below:

Trail Guide Shenandoah River State Park

Lewis Falls Trail (U.S. National Park Service)

Extra tip: dress warmly and in layers when venturing out for a winter hike. Opt for a base layer that wicks moisture away from your body. Even in the cold, you can work up a sweat. If moisture is trapped between your skin and your clothes it will make you feel chilled. A vest, hiking pants, wool socks, and a down jacket are also good options to wear over your base layer.

Don’t forget to take a few satisfying snacks and water when you go. You still need to stay hydrated when you’re out on the trails in the winter. 

Interested in moving to the beautiful Shenandoah Valley? Give me a call to find your dream home in the mountains. 

If you’ve spent any amount of time in Virginia you know the summers can get hot and ridiculously humid. Humidity can cause the heat index to climb, making temperatures feel as high as 100 degrees or more.   

When the humidity is high you’d probably choose to stay in your air conditioning instead of sweating your face off. But the awesome thing about our area is there are great options to beat the heat and stay cool, even when the heat is at its peak. 

Visit a Local Cavern

Head as many as 200 stories underground at any of the local caverns. Here the temperatures remain a refreshing 54-56 degrees all year. You might want to bring a light jacket along just in case. 

Along with the temperatures, the caverns in the area are an amazing sight. The natural formations of stalactites and stalagmites are ever-changing (albeit, slowly) and all unique. 

You might even get a “cave kiss,” which happens when a drop of water drips on you. It’s said to be good luck. 

Below are three cavern options in our area: 

• Shenandoah Caverns

• Skyline Caverns

• Luray Caverns

Seek Higher Elevations

If heading underground isn’t your thing, traveling to higher elevations will also bring you cooler temps. As you travel up Skyline Drive in Shenandoah National Park, the weather is an average of 10 degrees cooler than the temperature in town. 

Skyline Drive is a National Scenic Byway that stretches for 105 miles. It features 75 overlooks with stunning views of the Blue Ridge Mountains. There is also an abundance of hiking trails if you want to do some exploring. Consider purchasing an annual pass for Skyline Drive. While a one-day pass for a single vehicle is $30, you can get an annual pass for only $55.

Pack a picnic and enjoy the views of the mountains. Or drive over to the Big Meadows Lodge restaurant if you want someone else to do the cooking. 

Check the website for traffic and weather conditions before you go. 

Act Like a Kid

The splash pads in downtown Winchester and at the Saul Seide Memorial Gardens Memorial Park in Front Royal are great places to cool off in the summer. These fountains dance up and down at multiple levels for hours of entertainment. But don’t let the little ones have all the fun. Connect with your inner child and hop in with your kiddos. 

Top off your day with a slice of pizza or an ice cream cone from a local restaurant. There are lots of great options on the walking mall in downtown Winchester, as well as in Front Royal. 

Interested in moving to the Shenandoah Valley and experiencing everything our area has to offer? Contact me today to find your perfect home in the country. 

Looking to build a house, but are confused about getting a construction loan? We get it, with multiple loan types available, it’s hard to wrap your head around how everything works. The whole process can make getting a regular mortgage look like a walk in the park. This is especially true if you’ve never taken out a construction loan before (and most people haven’t). 

But don’t worry, it’s not as complicated as it seems. Keep reading for a breakdown of construction loans and what you need to know. 

What is a Construction Loan? 

So what exactly is a construction loan, anyway? In the simplest terms, this type of loan covers the cost of building a home. The loan has short-term financing for about 12 - 18 months and is not secured by a completed house, which makes the process more complex. 

You can use the loan to purchase land. Or, if you read our article on buying land and already have a plot ready to go, you can use your land as collateral. 

A construction loan covers the following expenses: 

• Land (if not already purchased)

• Drafting plans

• Permits and fees

• Labor and materials

• Closing costs

When it comes to making payments on your loan, you don’t have to pay back the entire loan amount during the 12-18 month building period. After obtaining your loan, your lender will pay your builder via draws throughout the building process. You only have to repay the interest on funds as they are drawn from the loan.

Construction loan rates vary and are usually about one percentage point above the current mortgage rates. 

Types of Construction Loans

There are several types of construction loans, which can lead to confusion. Check out the different options below.   

Construction-to-payment loans (also known as single close loans) are great for those who want to lock in mortgage financing and save on closing costs. After the construction of your home is complete, this loan will convert into a fixed-rate mortgage. 

Construction-only loans (or two close loans) are a good fit for borrowers who have cash on hand to pay off the construction loan or want to pay off their loan with the sale of their previous house. After home construction is complete, the loan must be paid in full or refinanced into a mortgage. 

There are also owner-builder loans for those who are acting as their own general contractor. A renovation loan is a good fit if you’re purchasing a fixer-upper and are investing in an extensive reno. 

How to Qualify 

Before the process can start you need to get approved for the loan. This tends to be a more detailed process when compared to a traditional mortgage. Contact your lender to find out exactly what is required for your specific loan. 

To qualify for a construction loan you might need: 

• A credit score of 680 or higher

• Low debt-to-income ratio

• A 20% down payment (unless you plan to pay PMI)

• Construction budget approval

• Approval of a qualified builder or architect

I’d love to chat with you about how we can get your construction loan started so you can build your dream home. Contact me today!

Plant your garden in a spot with lots of sunlight, good drainage, and easy access to water. Choose good-quality soil that is dark, crumbly, and full of nutrients. A barrier or fence will keep animals away from your crops. An 8-feet tall fence will keep the deer away. A fence that extends 6-inches beneath the soil will stop rabbits from digging their way inside.

If you already have flowers growing in your backyard, you can plant your veggies and herbs right alongside them. I like to create an edible landscape with crops interspersed with my flowers based on their growing conditions. For example, I'm going to plant tomatoes next to my coneflowers because they both like lots of sun. I'll also plant romaine lettuce in front of my hydrangeas, since those both do best with several hours of sunlight, but are protected from the intense afternoon sun we get in the summer.

Grow fresh herbs and vegetables you and your family love to eat, and be realistic about how many seeds or plants you need. Keep in mind that some vegetables, including squash, peppers, and tomatoes continuously produce crops throughout the season. Other options including carrots, radishes, and corn can only be harvested once.

If you’re nervous about starting a garden you can begin with some easier options. Lettuce, green beans, peas, carrots, cucumbers, radishes, and zucchini are great if you’re new to gardening. Fresh herbs including sage, parsley, mint, dill, chives, and cilantro are also good for beginners.

You can freeze or can any produce you want to save for later. That way you have home-grown goodness throughout the year.

For more information, check out this great article by Better Homes & Gardens:

6 Essential Steps for Starting Your First Garden

Considering buying a plot of raw land? The process isn’t quite the same as purchasing a home.

Make a Plan

Bare land differs over different parcels. Before you start your hunt you’ll want to have an idea of what you want to do with the property before you talk to your lender and realtor. For example, are you building a home, or will you use the plot for farm acreage?

You can find land via your realtor, or an online search. If you’re looking for a plot of land for farm use, tap into your local network to find out who might be selling farmland.

If you haven’t already, start budgeting for expenses including your down payment (typically 20% down), closing costs, future loan payments on the land, and future construction loans.

Research Land Options

Once you have a plan for your property start researching land for sale in your desired location. Keep in mind how much acreage you need. You’ll also want to find a builder if you’re building a home on the land

Create a business plan if you’re starting a farm. Get an idea of what your expenses will be and what your estimated income will look like from the land you’re buying.

When you find land you want to purchase, you may need to have it pre-qualified before you continue with the buying process. This means you have a letter from your lender stating the property you’re interested in is qualified for a loan program. From there you will need to get pre-approved for a loan based on your income and credit history.

Land Loans

Land Loans fall into a specialized area of financing. Not every lender can finance these types of properties. When getting a loan for land you have to be specific in the intended use. Also, land value without construction fluctuates in value more than a home.

A land loan is riskier for the lender because the intent, structures, improvements, and lack of comparable properties make it hard to get an accurate value. Zoning and acreage also factor into the value of the land. With any land purchase, you need to have a new appraisal to determine the value of the property. It takes a more keen eye and a seasoned appraiser to come up with a correct report for land.

Choose a lender that is flexible and collaborative. This will save you time and money in the long run. Your realtor can help you find a lender who will work with you through the process.

Click here for a video from Mid-Atlantic Farm Credit on purchasing raw land.