Melissa Savenko's Richmond Real Estate Review

"Condo-Minis" and Thoughtful Design

The December 21, 2008 Sunday Real Estate Section front page had an article about a "mini condo" development in Jackson Ward.  The developer is a gentleman named Ron Stallings of Walker Row Partnership.  Just for the record, I have never met Mr. Stallings.  However, I did see him speak at the Venture Richmond Forum on Downtown Development, about which I have previously blogged.

I have to say, of the residential developments that were described at that Forum, I was most impressed with Mr. Stallings and his descriptions of his condominium projects.  Not only did he describe what he was developing, he explained WHY.  He had a specific target market for each of his projects.  For example, the "mini condos" are for young, urban dwellers with steady but moderate income.  They sell for $87,550, or $530/month.  [NOTE:  I don't know if that $530/month includes the $100 per month condominium fee].  He made the units small and affordable, but still hip and cool, by using IKEA cabinetry in a shiny white or red lacquer, full size stainless steel appliances, and movable wardrobes and wall configurations.  He also emphasized the environmentally friendly elements of this development, since this buyer demographic - young, 20-something, urban dweller - tends to be environmentally and socially conscious.

On the other hand, he described another of his condominium projects designed for downsizing Baby Boomers, who want the traditional "hallway style" of living.  According to Mr. Stallings, the Mrs. wants to go down the hall and get in bed and read while the Mr. stays up watching the game.  These buyers are NOT interested in the urban loft-style condominiums where the  private sleeping space is open to the living areas (see The Summit Lofts, The Mews at Carytown, the Reserve, etc.).  For these units, the square footage is larger, the cabinetry and finishes are more traditional, and the price point is higher (up to $269,000).

What I really liked about Mr. Stallings presentations:  He was THOUGHTFUL, and his designs and floor plans were specifically tailored for a particular project's buyer demographic.  Too many other developers seem to churn out the exact same product over and over and over again, ad nauseum.  ANYONE can do dark cabinets, brushed nickel fixtures, stainless steel appliances.  In fact everyone seems to use the same exact granite, the same exact cabinets, the same exact tan floor tile.  B-O-R-I-N-G.  I think developers stick with a formula because it has sold in the past, so the assumption is it will sell in the future.  If that works, great.  But then you are competing against ten other developments with the exact same product.  So you better have something those other projects don't, like a better location, lower price point, better amenities.

Kudos to Mr. Stallings for thinking about market needs that aren't being met, and trying to figure out if he can make a specific product to address that under-served segment of the market.  Other developers seem to shy away from these niche developments.  It's like they'll only do exactly what everyone else is doing, maybe that makes them and their lenders feel safer. 

As a result, we end up with these cycles of project types and the developers who are late to the game end up with not enough demand for their type of supply.  That seemed to be the case with the downtown high-rise new construction condominium projects.  Riverside on the James did great for the first round of buyers, and people even flipped reservations for big money.  But by the time Vistas on the James was completed, the market was saturated.  Even now, lots of those units in both buildings are rentals, not owner-occupied. 

Now it seems everyone and their brother has jumped on the band wagon of uber-urban open plan loft condominiums in Church Hill, the Bottom, Downtown, the Fan.  These puppies have exposed ductwork, contemporary fixtures and finishes, and lots of open spaces.  For example, bedrooms often aren't framed completely in, but have partial walls, or are in open lofts overlooking the living spaces.  Personally, I don't think there are enough buyers who WANT that ultra-industrial, open space style of living in little ole traditional Richmond to absorb all the units currently in inventory or in development.  I sure as heck don't want people downstairs playing "Rock Band" while I'm trying to sleep in my open loft.  But maybe that's just me, and maybe I'm wrong about the amount of demand for this style of living.  It sure as heck wouldn't be the first time.  [;)]

Good projects will meet their markets.  By that I mean they will have a specific target buyer demographic, be designed to appeal to that demographic, and will have the other required basics: decent location, good execution on the construction side, and appropriate pricing.  But too often it seems the projects aren't designed with a clear picture of the likely buyer demographic's needs or wants.  For example, I don't think you can develop a "luxury" condominium project  ($375,000+) in the Fan without off-street parking.  If you develop a high-price point project in an urban neighborhood without that amenity, you have just created a HUGE obstacle for yourself in selling those units.

But I digress.  To return to my original point:  I was and am impressed by Mr. Stallings for "thinking outside of the box."  We'd have better projects, better urban infill, a better City, if more developers did the same thing.  If you were a developer, wouldn't you rather be on the cutting edge, than one of the lemmings late to the game?  Kudos to you, Mr. Stallings, and good luck with all your projects.

Technology, A Plus AND a Minus

I've blogged before on the pluses and minuses of new technology.  On the positive side, it's GREAT when it's working.  It allows me to be efficient, to work remotely, to better juggle the craziness that is my single mom/working mom/person-trying-to-have-a-life life.  On the down side, when it's not working, it makes me positively froth at the mouth from frustration.

Last month my laptop was on the fritz.  $400+ later, that issue is solved.  NOW my home wireless network is acting tempermental, to put it mildly.  So it makes it impossible to work from home at night, except by texting and e-mailing on my Blackberry using two thumbs at a time.  I might as well be chiseling messages into stone tablets.  Arrgghh....

On the plus side of my own personal technology experience, RE/MAX Commonwealth just became the only local brokerage to use this super-cool new service called Voicepad.  Basically, it allows any buyer looking for property to call a local number (804-377-0777), punch in the street number of a listed property, and get a voice recording of property information, INCLUDING PRICE, instantly over the phone.  What's the trade off?  Your call on a property is captured, and you might get a phone call from an agent asking if you need additional information.  But I think the upside value for buyers - being able to drive around on weekends and "browse" properties without the need of an agent - makes that a small price to pay.  I've used the service myself, when I'm out and about and I see a new listing that I haven't seen before, and I want to know some basics without finding a computer or dealing with the listing agent.  Another bonus: You ALWAYS get an answer.  No leaving messages for listing agents and waiting for them to call you back.

So if you're looking for a house in the Greater Metro area, give 377-0777 a call and try it out, tell me what you think.  I think Voicepad is pretty cool myself, but I would be interested in the consumer's perspective.

Downtown Development Revisited

Back on December 5, 2008 I posted an entry about a Venture Richmond Forum highlighting downtown development projects recently completed, under construction, or proposed.  The gist - I was impressed by the breadth and depth of stuff going on in Richmond, as well as the program put on by Venture Richmond.  The post went out into the Internet ether with nary a ripple, but for one snarky comment accusing me of "drinking the Kool-Aid."  Well, maybe I did, but I L-O-V-E my hometown, and when it comes to progress in the River City, I'd rather be an optimist and root for the glass to be half full.

Yesterday's Richmond Times-Dispatch did a cover article that followed Mayor Wilder around as he basically covered the exact same ground as the Venture Richmond Forum.  Maybe 7:30 a.m. was too early for him, too.  If you missed the Forum, here's the article.  Worth clicking on if only for the picture of Doug in a hard hat.  Priceless.

Windsor Court Condominiums in the Historic Fan District - Coming January 3, 2009

Well, I am VERY excited.  A listing of mine, a 24-unit condominium project in the Historic Fan District, the Windsor Court Condominiums, is coming together and coming on the market January 3, 2009.  This is the culmination of over a year of work by real estate agents, the real estate developer, the general contractor, the lender, the stager - you name it, there are lots of people involved. 

I know most people would say it's a terrible time to be selling condominiums, but I'm convinced this project is DIFFERENT.  There is a glut of condominiums on the market, but those other projects don't have what we have (nanny, nanny boo boo!).  We've got all of the following:

• A gorgeous, Neoclassical three building complex;
• An expansive front courtyard that will be common area for all the unit owners, with walkways and professional landscaping;
• Dedicated parking for each unit (a biggie in the Fan, especially the Lower Fan);
• Twelve two bedroom, one bath units;
• Twelve two bedroom, one and one half bath units;
• Porches or balconies for most units;
• A general contractor, Monument Construction, with a great reputation for quality and extensive experience doing adaptive reuse with historic properties; 
• Kitchens with new cabinets, ceramic tile floors, and all-new stainless steel Energy Star appliances;
• All new bathrooms with new vanities, ceramic tile floors, and tiled tub/shower surrounds;
• New electrical and HVAC systems;
• Extra secured storage in the basement;
• Six garage bays, each with automatic doors, which are separately available for sale on a "first come, first served" basis;
• No initiation fee and a special membership rate with Gold's Gym, which is within walking distance; and
• Two preferred lenders and a preferred settlement attorney to help the buyers navigate the process.

All of this and the units are priced between $225,000 - $250,000, depending on the floor plan.  Woo HOO! I'm going to post pictures of the exterior and some of the local attractions in a "Windsor Court Condominiums" photo album.  Once we have staging complete, by January 1, 2009, I'll update the pictures to include the interiors as well.

I'll be hosting an Open House on Saturday, January 3, 2009 and Sunday, January 4, 2009, each from 1:00-4:00 p.m.  So if you are in the market for a condominium, if you're a curious neighbor, or you just have nothing better to do, stop by to see the units, located at 1608-1614 Grove Avenue, Richmond, Virginia, 23220.  I hope to see you there.

Why Does Selecting a Realtor Take Less Time Than Buying a Toaster?

Here is an observation that has had me scratching my head since I got into this business. 

QUERY:  Why does the average consumer do more research before buying a television, or refrigerator, or car, than they will to find the person who will help them buy and/or sell a home?

It makes no sense to me, but it seems to happen all the time.  Buyers pick up their agents at a random Open House, or by calling on a sign.  Sellers choose their boss's daughter, or their work colleague's cousin, or the name they see most in the neighborhood, to sell their home.  They don't bother to do research.  They don't bother to interview.  On the other hand, they'd be up to their elbows in website reviews and Consumer Reports before buying a toaster.  I dunno, it just seems totally bass-ackwards to me. 

The Realtor is the professional whose job it is to assist a buyer or seller in the most substantial business and personal transaction that most people ever do.  For the vast majority of buyers and seller, their home will be the largest personal investment they ever make, and the most significant component of their personal net worth.  That sales agent needs to have the professional skills to get the job done.  You and the agent also also need to have a good rapport, because buying or selling a home IS a personal and emotional process.  You may have to hear harsh feedback about your home, or the "come to Jesus" talk about what you can afford. A bad "fit" will make a challenging, often stressful, process even more difficult.

So, here are a few basic tips and recommendations on selecting your Realtor, whether you are buying or selling a home.  These are just broad brush strokes, but I think it's a bare minimum of what you should consider.

1. Get referrals from family, friends, and work colleagues.  Ask them who they have worked with in the past, and why they would, or wouldn't,recommend him or her.  Referral is probably the best method for developing your initial pool of candidates.
2. Prepare a list of questions to ask, such as (i) what is the agent's familiarity with the neighborhood? (ii) How much experience does (s)he have in the business? and (iii) Why would (s)he be the best choice to work with you?  Make sure to ask about specific things that are important to YOU.
3. Interview at least three (3) agents.
4. Outline YOUR specific expectations, and ask each agent how he or she would meet them.
5. For Sellers, ask each agent how they plan to price your house, how they plan to market your house, and what steps they will take if your house is not being shown.  Get a written copy of each agent's listing presentation, including their marketing plan.
6. For Buyers, ask each agent about their knowledge of the market, including the geographic areas you are considering and the type of property you are interested in (single family home, condo, townhouse, investment property, raw land).
7. For Buyers, make sure the agent KNOWS THE AREA YOU WANT TO MOVE TO.  And I don't mean he or she knows where it is on a map.  Has (s)he sold houses in that neighborhood and if so, when and how many?  Ask questions about the neighborhood that will reveal whether or not the candidate has experience in the sub-market you want to move to.  

   [ASIDE:  We are seeing inexperienced buyer agents all the time in the Fan right now, and it makes me C-R-A-Z-Y.  I'd say 40%-50% of the people considering a move here are downsizing Baby Boomers coming from the suburban areas of Greater Metro Richmond.  And if I have to deal with another suburban-new construction-subdivision agent representing the potential buyers of a historic City property I may just have to tear out my hair, rend my clothes and run screaming down the street.  They have no business doing business in a highly specialized area where they have not a clue.  They don't know diddly-BOO about old houses.  They don't know jack about the historic neighborhood.  They run comparables like you do in suburbia, based on price per square foot ("PPSF"), with no understanding of the unique factors (level and quality of renovation, garage or off-street parking, particular street, basement, detached or attached, etc.) that make our PPSFs range from $100-$350, rather than $110-$130.  It makes me nuts, it really, really, does, because it wastes a lot of peoples' time.  But I shall post a more...ahem...measured piece on this issue at some point soon.  I just had to get the rant out of my system.  Game back on.].

8. For both Buyers and Sellers, ask each candidate what creative ideas and tools he or she has in mind to help you achieve your ultimate objective.
9. Take a day or two to consider the candidates.  Then make a decision.  Inform them promptly, includingthe agents who did not get the listing or the buyer representation.  Thank them for their time.

Does it take more time to do it this way?  YES.  Should additional time invested on the front end pay off by leading to a smoother transaction?  Nine times out of ten, I predict yes.  After engaging in this process, you should have more confidence in the person you selected, a greater willingness to listen to their professional advice, and rapport that will make communication, especially about the tough stuff, easier.  So take some time, do it right....baby, we can do it, we can do it tonight!

(I know, I know, I'm a big dork).

Ginter Place Condominiums - Adaptive Reuse on a Large Scale

This post was written back in October, right after the October 23, 2008 Developer Happy Hour that was held at Ginter Place.  I lost it for a period of time when my computer went whackadoodle, but I think it's still relevant.  I've added a postscript at the end.

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The Richmond Times-Dispatch published an article on June 22, 2008 titled "Moving Up and Out:  Ginter Place Turns Old Hospital Into New Homes."  Private developers have turned the old Richmond Memorial Hospital, built in the 1950s, into an upscale, high-rise condominium project.  The building has been empty since 1998, when its active hospital beds were transferred to the then-new Bon Secours Memorial Regional Medical Center.

I had an opportunity to go to a cocktail reception at Ginter Place last week, a monthly Real Estate Developer Happy Hour that has become a traveling road show to new projects in Richmond.  Now, keep in mind that back in my law firm days, I did work as an attorney for Bon Secours Richmond, including some involvement with attempts to sell the Richmond Memorial Hospital property to various developers.  So I know the issues this building had: asbestos, floor plans and room configurations that did not provide for an easy redesign, and the fact that financing any adaptive reuse project, particularly one on this scale, is a major bear.  And as an example of the International Style of architecture, the building itself was a little...well....severe.  Let's just say it is not the neoclassical exterior Richmonders seem to favor.

I really liked Ginter Place.  Color me impressed.  I think they have done an excellent job with the exterior of the building (especially love the swoop-y canopy and the stark "Ginter Place" lettering) and the floor plans of the units appear to be thoughtful and well-designed.  Also, the project has some really cool amenities that other condominium projects in the Greater Richmond metropolitan area do not have, like underground parking and a "guest suite" that apparently functions like a hotel room and allows a condominium owner to reserve it for overnight guests, with only a nominal clean-up fee.  Pretty ingenious idea, I think.  I also loved certain little details, like the trash chute.  I don't know why, I'm just weird that way.  Finally, Ginter Place has extensive grounds and several additional buildings, including the Laburnum Mansion, all of which I understand will be developed into something complementary of the residential condominium portion of the project.

BUT....you knew there was going to be a "but," didn't you?  BUT, are the units selling?  If the design is good, the execution is good, and all objective, quantifiable trend data shows the demographic target market - which I presume to be down-sizing Baby Boomers in the Greater Richmond metro area - are increasingly buying into the "lock and leave" concept of condominium ownership, why hasn't Ginter Place sold like hotcakes, with high-end finishes, more amenities, gorgeous grounds?

I dunno.  But I have some ideas.

1. The real estate market is pretty daggone sucky right now, as if you hadn't noticed.  I think many of the potential buyers of $250,000 - $500,000 condominiums have $600,000+ houses to sell.  I suspect many of those folks have decided to wait on listing their current home, to hunker down and sit tight until the Spring and see if the market picks up.
2. I'm not sure how many people KNOW about Ginter Place, notwithstanding some pretty hard-core print advertising.  [ASIDE:  That would be an interesting study, ask people on the street if they've heard of "Ginter Place" and if so, what it is].
3. Even if suburbanites looking for City condos have heard of the project, are those suburbanites familiar with the Ginter Park neighborhood?  I think there is much less name recognition for "Northside" or "Ginter Park" when compared to "Downtown" or "the West End."  So, if a potential buyer is choosing between Ginter Place and a West End project like Lock Lane or Monument Square, or a Downtown project like Vistas on the James or Rockett's Landing, I think West End or Downtown will win nine times out of ten.  That's NOT because any of those projects are a better PRODUCT, but only because of location.  I think the Northside of the City, Area 30 in Realtor-speak, is overlooked when compared to Downtown, the Fan, the Museum District and the West End.  So you have to overcome that identification and/or perceived locational disadvantage.
4. I am not sure potential buyers think there is much of anything nearby.  Walkability is a huge component of new urbanism, whether it's an adaptive reuse project like Ginter Place or one of those built-from-scratch projects I call "Faux Fans," like West Broad Village and Monument Square.  But there is a TON of stuff nearby, from the Lewis Ginter Botanical Garden at one end of Lakeside Drive to the Virginia Museum on Boulevard, and everything in between.  But if people don't THINK there is anything nearby, I suspect that is a problem.

[ASIDE:  Why do streets in Richmond change names without ever changing course?  Example = Boulevard becomes Hermitage which becomes Lakeside.  I'm just curious].

I think many of these issues can be resolved, and misperceptions rebutted.  And I really, really, REALLY want Ginter Place to succeed.  I am a huge fan of any adaptive reuse project with a historic property, especially one on this scale, with a building that had so many complicating factors that must have added time and significant expense to the project.  It is to EVERYONE'S advantage for a building like this to be put back into productive use, rather than to sit there empty and decaying.

I also know what a wonderful area Northside is.  I spent most of my growing up years in Bellevue, and then later in Ginter Park.  I even played at the playground at Thirteen Acres, which was....well....13 acres!...before Holton Elementary School was built on that site, at Hermitage, catty-corner and across from the statue of A.P. Hill.  I remember Northside as a family-friendly neighborhood with wonderful historic housing stock, from the charming bungalows and capes and foursquares of Bellevue, to the grand mansions along Seminary Avenue.  But for some reason this area is overlooked.  Will it continue to be?  I don't think so.  But I do suspect there is a greater educational curve with a suburban buyer looking at Northside versus the Fan or Downtown, which gets more press.

[ASIDE:  A.P. Hill is the only such statue that is not on Monument Avenue.  How's that for a fun Richmond trivia fact?].

So, if you are in the market for a condominium, and want high-end appliances, an elevator, ample parking, great amenities, and a neat City neighborhood, please consider Ginter Place.  At least take a look.  I'm pretty sure you will like what you see.

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I wrote this post almost 2 months ago.  I haven't changed my mind about most of my theories on why Ginter Place doesn't seem to be selling.  BUT I think the proposed redevelopment of Boulevard, and what is already happening organically in that corridor without a massive project - Kitchen 64, Stronghill, Boulevard Theaters - is just evidence that Northside is on the verge.  Be the first wave, get in on the ground floor!

    

Computer Troubles Solved, Ginter Place Post Is Coming, Dual Agency Revisited AGAIN!

YEA!

I finally, finally, FINALLY got back my laptop, $350+ and 4+ weeks later (although some of that delay was me waiting a week to take it in, and then 5-6 days of Turkey Day holiday).  You don't really realize how dependent you are on a piece of technology until its gone.  I personally do a lot of work from home either in the early morning pre- and post- school drop off, or at night post-tucking-in time.  If I can't work from home during those time frames, I feel like I'm not staying on top of everything the way I could/should, and I get all itchy and twitchy.

But problem solved, lesson learned, moving on.  Folks, DO NOT let your virus software lapse.  $50 renewal = SOOOO worth the time, money and energy.

Now I can finally post the long-lost Ginter Place piece that I wrote back on October 23-24.  I hope it's worth the wait.  Look for it soon.  And I also plan to re-visit the issues surrounding dual agency, with a guest piece or at least guest contribution(s) from a Mr. Joel Stern, who you may remember was the gentleman in Maryland who had a nightmarish experience with dual agency and fought - and ultimately lost - a court battle over the issue.  He's been sending me a vast amount of information on dual agency, and I'm trying to cull the best bits for some kind of series on the topic.  I've already shared my opinions, and some Realtors have commented in response.  I think the arguments against the practice of dual agency will have more power coming from a consumer who experienced the "dark side" of the real estate world.

So, look for all that stuff soon, and hope everyone is enjoying the holiday season.  Oh, and by the way - interest rates are going to be RE-diculous, so call me if you've considered buying a house.  Now's the time.  [Blatant plug for business].

Virginia Homeowners' Alliance - A Consumer-Friendly Program

There is a new consumer education program that has been developed by the Virginia Association of Realtors called the Virginia Homeowners' Alliance.  It's designed to allow homeowners to easily access information on local and regional real estate trends (property taxes, planning meetings, Board of Supervisors' meetings, etc.) along with basic home ownership tips and information.  It's very new, but it sounds like it could be a really wonderful resource.  I've been constantly and consistently amazed during my time as a real estate agent at how very little consumers know and understand of the real estate sales transaction.  Maybe this website could help make researching and learning easier.  I'm cutting and pasting below the text of a letter prepared by VAR for real estate agents to send to their clients.  Sign up, and tell them I sent you.  If I send enough people, I might win a trip to the Caribbean in a random drawing, and Lord knows I could really, really, REALLY use a trip somewhere.  [;)]

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Dear Friend, 

I am pleased to inform you about an exciting new service provided by REALTORS® specifically for homeowners in Virginia.  While REALTORS® have always represented the interests of their clients as individuals, until now homeowners have never had a voice to represent their interests as a group.  Set to launch in late September, the Virginia Homeowners Alliance is that voice.  Automobile owners have AAA, and retirees have AARP.  Finally, homeowners in Virginia will have the Virginia Homeowners Alliance to represent and serve their interests.

What is the Virginia Homeowners Alliance?

·         The Virginia Homeowners Alliance (VHA) is an exciting new service provided by REALTORS® to help homeowners protect their most treasured investment, their home. 

·         It’s not an organization with boring meetings and a bunch of bureaucracy.  It’s an organization comprised of a free, online one-stop-shop (www.VAHomeownersAlliance.com) for improving the value of your home and keeping up with local government decisions that affect your home, your community and your quality of life. 

·         By joining VHA, you can stay informed of all the latest news relating to real estate taxes, property assessments, new residential and commercial developments, transportation, school construction and a host of other issues affecting your home, family and neighborhood.

What other features can you find on www.VAHomeownersAlliance.com?

·         Easily contact local government bodies including your City Council, Board of Supervisors, School Board, Planning Commission, and Housing Authority to name a few,

·         Lawn care and other valuable home maintenance tips,

·         Local school report cards,

·         “Kids’ Room” where children and parents can access practice SOL tests and learn more about the Commonwealth of Virginia.

How do you join the Virginia Homeowners Alliance?

·         Visit www.VAHomeownersAlliance.com and register as a new member.  It’s that easy!

 

As a REALTOR®, I am dedicated to looking out for your best interests and to serving as your most trusted advisor when it comes to your real estate investment.  That is why I hope you will take advantage of the tremendous benefits offered by the Virginia Homeowners Alliance.  I look forward to working with you and the Virginia Homeowners Alliance to further demonstrate my commitment to this exciting endeavor.

 

Sincerely,

Melissa Loughridge Savenko

Venture Richmond's 2008 Developer Forum

I have just a few minutes to dash off a few lines, but I want to make sure I draft something on the Venture Richmond Developer Forum. 

IT WAS AWESOME!  There were 22 developers, each of whom gave a short 2-3 minutes presentation on their development - things like location, stage, total investment dollars, etc.  Of course the BIG guys were there, like Rockett's Landing, VCU, the Biotechnology Park, Mead Westvaco.  But there were just as many developers with smaller scale, and not-so-smaller scale, projects that I was unaware of...and I'm in the business!

The ultimate conclusion:  There is a LOT of development going on in the City of Richmond, and a great deal of diverse development, from highly specialized laboratory and science space in the Biotechnology Park, to smaller scale residential condominium developments, to straight commercial spaces.  It was really great to hear one of the out-of-town speakers comment on how impressed he was by the breadth and depth of development right here in the River City.  YEA!

Only a few very teensie, weensie comments - let's call them constructive criticisms:

1.  I know everyone is important and all, and has real jobs they need to get to, but does the morning session REALLY have to start at 7:30 a.m.?

2.  If it does have to start at 7:30 a.m., I'd make absolutely sure next time that there are vats and vats of coffee available as of 7:15 a.m.  I know this was likely a small, unanticipated glitch, but if I had to be up, dressed, and able to carry on intelligible conversation at that ungodly hour, I really, really, REALLY NEED my coffee.

3.  I'm cranky to find out that there were cocktails and good food at the evening session.  I should have expected as much, I guess.  Next time I'm doing night time. 

4.  I think the characterization of "Downtown" was pretty expansive.  Personally, I wouldn't consider Manchester, Jackson Ward, Carver, Church Hill, and HENRICO COUNTY, for goodness sake, to be "Downtown."  But admit I'm being nit-picky.  Maybe we can call it Central City, or something like that?

Okay, realistically 1-3 aren't even constructive criticisms of the program.  That's just me being a baby because I am not, as in capital N-O-T, a morning person.  But again, what a great program!  Sign me up for next year now.  And rock on, Richmond!