A Realtor Took a Vacation?! Rome, Architecture, and the Beauty That Follows You Home

Realtors aren’t supposed to take vacations — at least that’s what people love to tell me.
But this spring, I traded contracts and closings for cobblestones and Caravaggios… and I flew back to Rome, a city that steals my heart a little more every time.

And what did I learn?

You can take the Realtor out of real estate, but you absolutely cannot take the love of architecture, art, and beautiful spaces out of the Realtor.

Rome is a living masterclass in design.

Every time I return, I’m reminded that homes and cities are not just places — they’re stories. They’re layers of people, ideas, risks, reinventions, and moments of genius that last long after their creators are gone.

So, while this was “vacation,” it ended up being the kind of trip that fills your creative soul to the brim. Here are the highlights — the places that made me stop and think about space, history, and the quiet magic of stepping back in time.

The Hidden, the Grand, and the Completely Mind-Blowing

Domus Aurea — Nero’s Lost Palace

Imagine a palace of more than 300 rooms, glittering with gold and frescoes… buried on purpose and forgotten for centuries. Nero’s Domus Aurea was rediscovered only when a young boy fell through a hole in the ground, and Renaissance artists like Raphael and Michelangelo were lowered in by rope to study the walls. Walking through it feels like being inside the bones of ancient Rome.

Palazzo Colonna — 900 Years of Living History

Still owned by the same noble family, this palace is pure operatic beauty. The Great Hall feels like stepping straight into a painting — mirror-lined, golden, breathtaking. It’s grandeur with a pulse.

Doria Pamphilj Gallery — Intimate, Gilded, Unforgettable

This private palace-turned-gallery is quiet and deeply personal, with masterpieces by Caravaggio, Bernini, and Velázquez displayed just as the family intended. A completely different museum experience — like visiting an old friend with exquisite taste.

Passetto di Borgo — The Popes’ Escape Route

This elevated corridor has been saving lives since 1277. Popes fled through it during invasions, most famously during the brutal Sack of Rome in 1527. Standing beside it, you feel the weight of fear, power, and survival baked right into the brick.

Castel Sant’Angelo — Mausoleum, Fortress, Sanctuary

Originally built as Emperor Hadrian’s tomb, it morphed over centuries into a papal stronghold, treasury, and prison. Every level tells a story — some glamorous, some dark. And the rooftop view? Pure magic.

Caravaggio’s Churches — Masterpieces in the Wild

This is one of my favorite parts of Rome: Caravaggios casually hanging inside neighborhood churches, no ticket required. You slip into the shadows, and suddenly you’re face-to-face with raw, dramatic beauty.

Borghese Gardens — Rome’s Breathing Space

Wide tree-lined paths, sunlight filtering through pines, families strolling peacefully. It’s the perfect place to wander with no destination and let the city slow you down.

Baths of Caracalla — Engineering on an Epic Scale

Built in just about four years by roughly 6,000 workers, these ancient baths were once a lavish complex of pools, saunas, libraries, and gardens. Today their ruins stand open to the sky — breathtaking, massive, and humbling.

Basilica di Santa Maria Maggiore — Ancient, Sacred, Timeless

One of Rome’s four major papal basilicas, built in the 5th century and now the resting place of Pope Francis, who chose this Marian shrine for his tomb. Its mosaics and relics make it feel as though the centuries have layered themselves gently inside.

And yes — I climbed the new panoramic terrace. The views? Absolutely worth every step.

Fontana delle Tartarughe — A Small, Perfect Jewel

The Turtle Fountain in the Jewish Ghetto is one of Rome’s sweetest little surprises. Delicate, elegant, and tucked into a quiet piazza, it’s pure joy — proof that even Rome’s small moments carry art and charm.

So What Does This Have to Do With Real Estate?

Everything.

Travel reminds me why I love what I do:
helping people find spaces that speak to them.

Rome is a city of layers — ancient foundations supporting Renaissance beauty supporting modern life. Homes are like that too. They hold our stories, our histories, our dreams.

And just like exploring Rome, finding your perfect home is part research, part instinct, part magic.

So yes — the rumors are true.
Your Realtor took a vacation.
And she came back more inspired than ever.

If you want Rome travel tips, architecture chat, or you’re ready to find your own little masterpiece closer to home, I’d love to help. ❤️

Q2 2025 Real Estate Market Report: Augusta County, Staunton, and Waynesboro

The Greater Augusta Association of Realtors just released the Q2 2025 housing market stats — and while the numbers are the same ones every Realtor in our area has, my job is to interpret them so you can make smart decisions whether you’re buying, selling, or just curious about your home’s value.

Inventory Rising

Buyers now have more homes to choose from than this time last year:

Augusta County listings up 18% (165 homes)
Staunton up 2% (65 homes)
Waynesboro up 28% (88 homes)

How Fast Are Homes Selling? If I got a dime for every time I am asked this question…

Days on market tell us how quickly homes are going under contract. Staunton is moving fast — down to just 6 days on average — while Waynesboro has slowed slightly to 11 days. If the price is right-don’t blink or you will miss out.

Price Movements

Prices moved in different directions: Staunton saw a 4% dip in median sales price, creating potential opportunity for buyers. Waynesboro prices rose 5%, great news for sellers. Augusta County prices held steady with a slight 1% bump.

Sales Volume Surge

The big winner in total sold dollar volume is Augusta County, jumping 65% over last year.

Why Does this Matter?

Market trends don’t wait. Whether you’re thinking about listing this fall or buying before rates shift, now’s the time to align your plans with the numbers. Let’s talk about your next move. I don’t have a crystal ball. I cannot tell you exactly what will happen next month, next quarter or even next year. What I can tell you is that numbers matter whether you are listing a property to sell OR looking to buy a home in Staunton, Waynesboro or Augusta County. When you match goals to data closing happen!

1431 DOGWOOD ROAD: A VERSATILE AND ENJOYABLE HOME COMBINING COMFORT WITH REFINEMENT

Welcome to the spring 2024 issue where we present an extraordinary home nestled in the prestigious enclave of Dogwood Road in historic Staunton, Virginia.

A Home with History

Built in 1955 for the Schwarzschild Family, this custom home was designed by Marcellus Wright & Son Architects from Richmond, Virginia. Marcellus (Eugene) Wright entered the world of architecture at age 16 and eventually transitioned to Philadelphia, PA, where he obtained degrees from the Philadelphia School of Applied Arts and the University of Pennsylvania. By 1922 he was elected to be a member of the American Institute of Architects.

Marcellus Wight & Son Architects is considered one of the founding firms in Richmond. While designing buildings of historical significance throughout Virginia, they maintained private residential clients as well. Some of their other notable buildings include Altria Theater, Hotel John Marshall, Byrd Terminal Richmond International Airport, and The Chamberlin Hotel.

Interiors: Attention to Detail

The home stands as a testament to exquisite craftsmanship and thoughtful design. Stepping inside, one is welcomed by the warm embrace of custom millwork, a testament to the attention to detail that permeates every corner of the residence.

The interior design, curated to perfection, features custom drapery by the esteemed Thomas-Hines inc. in Richmond VA, lending an air of sophistication and luxury to the space. Soft color and carefully curated palettes envelope the interiors, creating a sense of tranquil luxury that resonates throughout every room.

Grand Salon: A Place for Conversational Gathering

The salon is a place to come together with loved ones to cherish each other’s company. Whether it’s for the celebration of a milestone or the opportunity to discuss the latest book club novel over wine and charcuterie, the salon is a place of gathering and celebration.

Dining Room: A Place to Relax

Step into the opulent dining room where elegance and comfort seamlessly converge. Gleaming with natural light, the inviting ambiance of this dining room is the epitome of luxury living with a touch of warmth.

Family Room: Places in Which We Gather Fill the Heart

The family room provides a cozy retreat for relaxation and connection in perfect harmony. The French door opens into the boxwood garden designed by the famous landscape architect Charles Gillette, referred to as the architect of Southern landscape.

Kitchen: Nourishing Hearts

Indulge in the timeless elegance of the custom kitchen designed with masterful craftsmanship. The galley-style layout, widened to exude spaciousness, showcases bespoke cabinets and moldings that define understated luxury.

Library: Nourishing the Mind and the Soul

The library is an exemplary testament to the craftsmanship of bygone eras, showcasing enduring care and attention to detail. This cozy space exudes charm with its rich, warm fabric and paint colors that compliment the intricate cabinetry.

Primary Bedroom: A Retreat

Elegance, harmony, and refinement are reflected in the grand owner’s suite. With a marble ensuite and walk-in closet, the suite is timeless elegance for a modern age.

The Second Floor

Hidden behind double doors is the private entrance to the second floor allowing for privacy of guests and family members. The second level lends to a relaxed casual ambiance to unwind, rejuvenate and relax with views over the boxwood garden and peaceful backyard from both bedrooms.

Secret Garden

Nestled behind the home, a hidden oasis awaits in the form of a meticulously designed boxwood garden inspired by renowned southern landscape designer, Charles Gillette. Tucked away from the street view, this secret garden serves as a delightful surprise, offering a tranquil retreat for all who enter.

Elevations: Unassuming, Quiet Luxury

Nestled on a knoll overlooking Dogwood Rd, the deceiving facade of the home masks its true grandeur. Extending out the back, the home unveils a much larger interior that initially perceived.

Encircled by meticulously maintained boxwood gardens, this home embodies elegance and charm.

Details for Discerning Buyers

This home has 3 bedrooms, 4 bathrooms, and spans 3,786 square feet. It sits on a 1.79-acre plot and is offered at $850,000.00. The seller is represented by eXp Realty LLC and photography is provided by Millpond Photography.

In Conclusion: Home

Comfort, love, belonging, sanctuary, memories. All these words encapsulate the essence of a home, and 1431 Dogwood Road is no exception. It’s a place of versatile and enjoyable living that combines comfort with refinement.

For more information, please contact Carolyn at 540.414.5332 or carolyn@realtorrn.com

Falling in Love With Virginia

Crisp mountain air. Foggy mornings. Steaming mugs of coffee. Autumnal hues on the mountainsides. Fresh apples. Scent of wood smoke curling from a chimney. Falling leaves. It is easy to fall in love with Virginia.

Fall is a beautiful time in Virginia-especially in the Shenandoah Valley. The mountainsides become a watercolor of autumnal hues, the valley floor and vineyards are wrapped in early morning fog, pumpkin patches and corn mazes pop up and you understand how the Blue Ridge Mountains got their name.

Fall is also a perfect time to buy a home in Virginia.

As the mornings become crisper and days shorter, sellers are often more motivated (who wants to keep up with an on-market home through the holiday season), and buyers have more wiggle room for negotiations. What does this mean for you? You may be able to negotiate closing costs or repairs. What this doesn’t equate to is a seller accepting a low-ball offer, but you may be able to make your money worker wiser and not harder for you. That is a win!

Inventory remains historically low in Virginia which means competition amongst buyers, especially in certain price points can be fierce. Traditionally, in the fall and early winter buyers tend to put their house hunting on hold (brrrr it is COLD outside), but bundle up, put on that scarf, and prepare to head outside. This can work in your favor! As a buyer, a chill in the air can mean that less competition. Let those cooler temps fuel your house hunt.

If falling leaves encourage you to turn over a new leaf and begin, or revitalize, your house hunting journey here in the Shenandoah Valley and surrounding areas, reach out and let’s talk about finding you the perfect property. Let’s get outside, enjoy fantastic fall days and explore your options.

P.S. If your dream property isn’t nestled in the Shenandoah Valley and you are exploring other regions of the US, or even thinking about a Tuscan farmhouse, reach out and let’s talk-I have contacts around the world that can assist you in finding your perfect property.

How I Stayed Out of Jail Today

Photo by Karolina Grabowska on Pexels.com

In today’s day and age, stress has become an inevitable part of life. With the fast-paced lifestyle, it’s easy to get stressed and feel overwhelmed. And it is no secret that one of the best ways to combat stress is by working out.

Working out is a great way to de-stress since working out releases endorphins. Ever heard of the “runners high?” I’ve heard of it, but honestly I have never experienced it because I LOATHE running. I feel like the Pillsbury Doughboy plodding down a city street. I prefer to get my cardio through 10k steps a day and some quality time on my Peloton-and that “Peloton Power” high is legit. I may not feel like getting on the bike. I may clip in, sit and seriously contemplate clipping out and walking away-but I know that even a 20 minute ride makes me feel like a better human.

Exercise isn’t just for our physical health but our mental well being too. I find that when I take time for myself to walk, cycle, take a Pilates class or strength train-I feel more centered. I am more focused on tasks I need to accomplish. Taking that essential time for me allows me to be more present when others need me the most-whether that is as a Realtor or an ER Nurse.

I heard once that people who live a healthy lifestyle are less likely to end up in jail. Well, today’s workout (thank you @PelotonJenn on IG) kept me out of a velcro orange jumpsuit. What a day! (stay tuned for future blog post on today’s adventure in real estate). Exercise is a fantastic way to burn off that negative energy-it is my favorite way to “simmer down” when dealing with a difficult transaction. Somedays that means that I walk, Peloton, take a pilates class AND an evening meditation. Hey-I don’t look good in bright orange 🙂

https://carolynbook.exprealty.com

Be present. Take care of you. Life is short. Incorporate daily “me time”-even if it is 10 minutes locked in the bathroom while kids are screaming. When you put yourself first you are better prepared for this roller coaster called life.

The Blind Date

So, you are in the market for a new home. Maybe, you are retiring? Maybe you are purchasing your first home. Maybe your family is growing and you need more space or you are looking for an investment property. No matter your reasons for wanting to buy a home and no matter how many times you have been through the process, let’s face it, buying a home is really like going on a blind date.

According to datingadvice.com, 43% of Americans have admitted to going on a blind date. We feel like that number might be a bit higher, but a few of us (wink wink) are definitely not going to confess…we plead the 5^th! If you are currently in the dating pool you know how terrifying a blind date can be. For those of you happily coupled up or happily single, we know that you too remember what fear the idea of a blind date brings.

You head to a restaurant or coffee shop to meet the intended blind date with a bit of trepidation, excitement, maybe some anxiety. Maybe you hope for the best but expect the worst. Isn’t plunging into the real estate market characterized by the same emotions? You have seen the profile of the house on line, lingered over the photos and description, weighed the pros and cons and have decided to now go on a blind date with that property. Let’s face it, all you know before you enter the front door is how the house appears-it’s external shell. No different than going on a blind date with someone. Your friends or family have likely set you up. Maybe, and in this age of technology, more likely than not, they have shared a photo of your intended blind date with you. As you arrive at the intended meeting spot all you know is what the exterior of that individual looks like. It takes time to peel the layers away to reveal the true character of an individual. A property is no different.

Relationship experts offer up that at an initial meeting it takes anywhere from 30 seconds to 5 minutes for one party to decide if they are interested in the other party or not. How fast do you decide if you are interested in a property or not? Have you ever driven up to a property and realized the reality of the exterior did not match the curb appeal presented on the internet? No different than arriving for your blind date and wondering who the person is that showed up because they look nothing like their profile picture. If you arrived at the property that looks nothing like the presentation on the MLS did you just drive away or spend some time and peel back the layers? My guess is that you bailed….just like I have (yes I am freely admitting this) when my blind date turned out to be old enough to be my father. (the picture I was shown was, how shall we say this nicely, edited).

Let’s explore a different path. You show up for your blind date nervous and anxious. You meet your date and are pleasantly surprised to discover that the exterior in real life does match the exterior a friend or family member showed you a picture of. You spend some time making small talk and suddenly you realize that the nervousness and apprehension are subsiding. You feel comfortable and you like that feeling of comfort. That is no different from walking into a property and feeling the warmth of the home wrap around you like a hug. It is that moment when you know this might just be the right date, the right person, a new start, or the right home for you.

As a Realtor, I understand the emotions that come with buying and selling a home. Arguably this is one of the biggest decisions of your life and the biggest financial decision of your life. It is OK to be emotional. It is OK to have some anxiety, trepidation and reservations. It is OK to date the property that you find comfort in. It is also ok if a goodnight hug is not an option at the end of the date. If the fit isn’t right, don’t force it. My best advice to you: take a deep breath, except the emotions that come with the journey, lean on your agent (i.e. me), and weigh the pros and cons. Whether this is your first time venturing into the market or you are a veteran home buyer, you will survive. Hey you survived a blind date or two, right?

Market News That You Can Use

Despite what you may read, hear or see on the news, Americans are buying houses this winter and especially in Staunton, VA. Housing inventory continues to fall and pending properties/under contract continue to rise.. As I write this post this evening, Monday, February 6th, 2023 our MLS currently has (129) pending/under contract properties and only (73) new listings. While the market is not insanely crazy hot like last year, it is very active. There were so many naysayers out there that in my humble opinion I think some of those folks are surprised about how the market is maintaining traction.

The demand for homes in Staunton, Waynesboro Augusta County and the surrounding areas is strong for the current levels of supply. There are more qualified buyers than there are active properties/inventory on the market. The big question on everyone’s mind is will this last? Who knows? Depending on your choice for media delivery you will hear arguments supporting the continued market and you will find the naysayer arguments. You might be better off consulting your Magic 8 Ball. What I can say is that the best person to ask about the market in your municipality is a local Realtor you know, like and trust. The person the is elbows and eyeball deep in your local area is the true expert.

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Straight from the experts at Altos Research: “the first few days of February 2023 available inventory of homes for sale declined by another 1.8% this week to 457,000. It’s not totally unheard of for inventory this early in the year to keep down for a few weeks. This year’s change though is notable because inventory was rising unusually fast in September, October, and November. if you’re only watching the headlines or if you like to watch the real estate crash Youtubers you’d be expecting now for inventory to be climbing each week and it’s simply not happening.” Inventory across the country is declining because we have more buyers than sellers. What is significant regarding the market is that we continue to see homes that are priced well MOVE. Let me say that again-homes in our area that are priced well are MOVING. And not with just one offer. We continue to homes in locations desired by buyers that are priced well, receive multiple offers and MOVE quickly from “just listed” to “under contract.” Even with the rise of mortgage rates buyers are still buying.

Why does this matter to you? As a seller it matters because we have buyers-and if your home is priced well it will move. As a buyer this means that when a home comes to market, in the location you desire and that home is priced well-you need to be ready to act. Being ready to act means being pre-approved by a lender, working actively with your buyer’s agent and feeling comfortable with the process of buying. Stay tuned for that blog post-Buyers Education 101. Have a great night!

Spring is Coming

Spring is Around the Corner. Is Your Home Ready for the Spring Market?

With the festive season behind us, there is no better time to start preparing your home for the Spring market. Well, I should say there is a better time, the Fall or at least 3 months prior to listing, but many times that just cannot happen. I would ideally have my selling clients start in the late fall if they know they are going to sell their home in the New Year-specifically in the spring. But, honestly, who wants to think about prepping their home for sale during the festive season? We are busy enough with decorating for the holidays, attending functions and traveling. I completely understand why homeowners do not want to even think about getting their home ready for the market until after the holidays. Either way, I am sharing some tips to get your home ready for the Spring Market.

In the Shenandoah Valley, our real estate market slows a little during the winter months but begins to gear back up towards the end of February and beginning of March. Technically speaking, the first day of spring is not until Monday, March 20th, 2023, so maybe we should call this prepping your home for the “pre-spring” market. My current potential clients are planning to list the first-second week in March, so we have been talking and planning since the first week of January. Do not FRET! WE can still have you ready in time for the spring market-just be ready to work 😊

Step 1

Choose a Realtor: We are a wealth of information and we have an iPhone full of preferred vendors who can get your home ready for the market. For instance, when you list with me I am not only your Realtor but project manager, home stager, marketing executive, counselor, task organizer and trusted advisor. A full-service experience!

I know this might seem like a no-brainer but a Realtor is more than someone who will just throw you house on the MLS. You want someone who will be with you every step of the way. From pre-listing appointment to the closing table. That includes getting your home ready to market while also starting to pre-list your property to find potential buyers. Frequently I get asked “how do I choose the right Realtor? (hmmm that might be the next blog post)”. The best advice I can give-is choose someone you feel comfortable with. Someone that is going to work not only for you, but with you.

Step 2

Upgrades and Repairs: Your Realtor will help you decide where your investment in upgrades is best spent-or if you need to spend any money in upgrades prior to listing your home. For instance, maybe adding a new dining room light fixture or an updated kitchen faucet will be all you need to do. Your Realtor will also be able to coordinate with getting those upgrades done and be able to provide you with sources for materials and contractors.

Step 3

Declutter and Pack: Put yourself in the mindset that you will sell. So, declutter and pack up. I recommend (3) categories: donate, discard, keep. Donate or toss items you no longer need or use. I love the rule of twos. If you have not worn it or used it in (2) years then toss or donate. Super handy trick-buy post it notes in (3) colors to label household items for the donate, discard and keep categories. When it comes to packing for your next home consider my other Rule of 3:

When a home is staged and priced right the goal is to sell in under 3 months. From list to the closing table. If you are not going to use it or wear it in those three months, consider packing it. Also consider renting a storage space to store items that you will not be using while your home is on the market. Sometimes we need to edit furniture, artwork and personal pictures to showcase your home’s beautiful features. Instead of cluttering up the basement, garage or guest room renting a storage unit is a great idea.

Step 4

Paint: In my experience in staging and real estate, every home has had some paintwork. Maybe there is peeling paint on the crown molding or maybe you tried a trend a number of years ago that is now outdated. Paint is a great return on your investment. Here are some links to most sought-after pain colors.

https://www.southernliving.com/home/colors/paint-colors-that-increase-home-value

Step 5

Stage: Staging Sells. Staging Sells. Staging Sells. I still get told by clients, “I am not going to stage my home.” I always reply, “Yes we are staging your home.” Staging is NOT just the rental of furniture for a vacant space. Staging is often the act of editing and re-arranging your current furniture, styling your bookcases & mantles, rearranging your kitchen cabinets and counter-tops. As your realtor I will help you with styling, staging, editing and making sure your home is staged right to sell.

https://www.nar.realtor/blogs/styled-staged-sold/why-staging-matters-even-in-a-sellers-market

Working together, we can make your home ready for the spring market. Let me know how I can assist you in the best way and look for new blog posts coming soon.

-Carolyn