George Real Estate Group Radio Broadcast

Life Happens, Real Estate Follows

• George Real Estate Group

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When life's big moments arrive, they rarely check if the real estate market is perfect. At the George Real Estate Group, we've witnessed this truth through helping over 1,500 families navigate their real estate journeys - people don't move because of market conditions; they move because life happens.

What drives real estate decisions? New babies, empty nests, marriages, divorces, job relocations, health challenges - these life events create the true timeline for your real estate decisions, not interest rates or housing inventory reports. That's why understanding your local market matters far more than national headlines.

Western North Carolina's real estate landscape tells a fascinating story that often contradicts national narratives. With approximately 126 single-family homes selling monthly in Henderson County and only about 600 active listings, our market remains active despite changing conditions. Surprisingly, more homes have sold year-to-date compared to the same period last year, even as days on market have lengthened and strategic pricing has become more critical.

The psychology of buyers has evolved too. With higher interest rates, many buyers now demand move-in ready homes that justify every penny of their investment. They're calculating renovation costs, future value, and lifestyle benefits more carefully than ever before. For sellers, this means precision pricing and thoughtful presentation have never been more important.

Whether you're buying your first home, selling your forever home, or planning your real estate legacy, having local guides who understand both the emotional and financial aspects of your decision makes all the difference. We believe real estate isn't just about transactions - it's about transitions, timing, and trust.

Ready to discuss what your specific market looks like? Call us at 828-393-0134 for a no-pressure, no-cost consultation. Because when your life changes, your home should support those changes, not hold you back from them.

Speaker 1:

Good morning and welcome to the George Real Estate Group radio broadcast here on WHKP every Thursday morning, sharing you positive news about your local real estate market and community. We're so grateful to be here with you. I hope you're having a wonderful day. There's just so much to be thankful for and we're grateful to be here with you. I hope you're having a wonderful day. There's just so much to be thankful for and we're grateful to be here with you spending this Thursday morning talking about the local real estate market. If you're here for the first time ever and tuning in, welcome. We're here every Thursday morning right after the 10 o'clock hour. We talk about the local real estate market. We talk about life. A lot of times we'll have special guests on the show and we're going to dive into the conversation.

Speaker 1:

We've had the experience of helping over 1500 families throughout the years. This is my 20th year with my North Carolina broker's license and we've had the privilege of helping so many families walk through life and real estate and it could be a really positive reason why someone's buying or selling. It could be a challenging reason. We're going to dive into why life happens and therefore real estate happens. We are located in Flat Rock on Rainbow Row. We serve all of Western North Carolina and the upstate South Carolina as well. We have an incredible group of agents and staff and we're enthusiastic about helping our clients navigate through buying, selling, investing in real estate, a career in real estate, maybe even working through thinking ahead with your estate, thinking ahead with your real estate investments, thinking ahead with how does real estate impact you? And it could be your personal home, it could be an investment home, it could be real estate owned by with other family members. I mean, there's so many situations by which real estate impacts our lives and we'll certainly dive into that. But if you're curious what your home is worth, if you're curious about the market, if you want to have a conversation there's no pressure, there's no cost you can give us a call at 828-393-0134, 828-393-0134. You can also find us online at realestatebygregcom.

Speaker 1:

We also podcast all of our radio shows. You can find this on your favorite podcast platform. It could be Apple, amazon, alexa, spotify. We'd love to connect with you on the podcast. And we're also on social media. You can follow us on Facebook or Instagram and nothing is better than an in-office visit. So stop by and say hello. I mentioned we're on Rainbow Road. There in Flat Rock, 2720 Greenville Highway, we'd love to connect with you. We joke it's a dangerous place for an office between the Flat Rock Bakery and Hubba Hubba Barbecue and Campfire Grill and our friends at Hubba Lou and then also the retail. I don't know if you've seen the rabbits at the Wrinkled Egg. They got some pet rabbits there. But we'd love to connect with you. Stop in our office anytime and say hello or just call us Again. We'd love to connect with you and see how we can help you.

Speaker 1:

We are so passionate and enthusiastic about helping our clients navigate through the buying and selling process. We love helping our agents with the real estate career. But you know real estate career, but real estate happens around life and life actually drives real estate. People don't move because of the market. They move because life happens. It could be a new baby, it could be an empty nest, it could be a divorce or a marriage, a job relocation, it could be aging parents or even health changes.

Speaker 1:

Real estate decisions are often rooted in emotions and necessity, not just the numbers. People talk about timing the market versus time in the market. You can't always time the market, but you can be ready for the right opportunity when life calls for it. Life doesn't wait for interest rates or home prices to be perfect. Also, today's market isn't last year's market, and that's okay. Inventory shifting rates are steadying, prices are adjusting and yet people are still buying and selling every single day, and I've mentioned that here in Henderson County we're averaging 126 single family homes a month selling. We have some 600 homes available. We still have. We have about a five-month supply of homes, but the market is still happening. And in regards to your unique situation or your unique home, your situation is unique. So let the market inform your decision, but don't let it paralyze you. Also, the right time to move is when your life says so. Don't let the headlines make your decisions for you.

Speaker 1:

When your life changes, your home should support those changes, not hold you back from them. And then also, home is where your life happens. Your home isn't just a transaction. It's where birthdays happen, babies come home and life milestones unfold. Real estate is personal and let's treat it that way. Also, equity isn't just financial, it's emotional. Yes, home ownership does build wealth, but it also builds stability, roots and belonging, and for many that emotional return is just as important as the financial one. And then, in uncertain markets, you know guidance matters the most, and so, whether you're buying your first home, selling your last home or navigating change in between, having a trusted guide is the key. And real estate is not one size fits all, and neither is your life. And then, finally, real estate is a life stage tool. First homes, forever homes, vacation homes, downsizing moves, upsizing moves, investment properties they're all a reflection of a season of life, and so your real estate should evolve as your life does. And we'd love to connect, we'd love to help. There's no pressure, there's no cost, there's no obligation. You can give us a call at 828-393-0134, 828-393-0134.

Speaker 1:

You know we keep hearing about the housing market like it's one giant monolith, but it's really small, very small, distinct markets. What's happening in New Jersey looks very different than what's happening in Hendersonville. Using a visual map metaphor, imagine the US real estate market as a quilt. Each square is stitched from very different inventory levels, price movements and buyer demand, and at the George Real Estate Group, we help clients understand what's true for their square of the quilt, and that's where real results come from.

Speaker 1:

Also, buyer activity has slowed in many areas. In certain markets, especially in the South and the Sun Belt, buyers have pulled back due to affordability pressures. That shift has put more power in the hands of buyers, and so we are seeing more price reductions, longer days on market and concessions being offered In some areas. It's no longer a bidding war, it's a buyer's chess match, and we are still seeing multiple offers. And again, it depends on the price and how homes were priced. You can still underprice a home in today's market and that's where you see the multiple offers happening. You know our team at the George Real Estate Group offers personalized buyer consultants to help you make the most of the shift, especially if you're relocating from a seller-heavy market up north. Also, though, in some other markets demand is still red hot, in some other places, like the Midwest and the Northeast, inventory levels remain tight. Sellers still have the upper hand and homes are going under contract fast, and it could be the aging housing stock, it could be the limited new builds and job stability in some of these tech and finance cities. There is a strategic edge of Western North Carolina we're not as overheated, but we're not ice cold and we're in a more balanced market, which makes it a great time to buy or sell intelligently.

Speaker 1:

Pricing strategy matters more than ever. You know sellers can no longer list aspirationally and hope the market will catch up. You need real data and local guidance to price it from the start. You know there's this thing called buyer, there's a thing called market fatigue and there's a thing called buyer fatigue. You know overpricing actually leads to buyer fatigue and where buyers see a home lingering and assume something's wrong, At the George Real Estate Group our pricing strategy includes live comp review, absorption rate analysis and feedback from buyers agents in real time.

Speaker 1:

And there's a smarter way to market a property. And then also, the psychology of buyers is shifting. Buyers today are more cautious and many are saying if I'm going to pay 6.5% on a mortgage, I want the house to be move-in ready and worth every penny. Buyers are factoring in renovation costs, interest rates and lifestyle value more than ever. And that's why at the George Real Estate Group, we help our sellers with home prep, staging guidance and even contractor representation and recommendations to make their home irresistible in a value-driven market.

Speaker 1:

And so the other piece of the puzzle is national headlines versus local reality. Piece of the puzzle is national headlines versus local reality. You know the foreclosure spiking, the crash predictions it's all in the headlines but the truth is, most of it doesn't affect our Western North Carolina market. You know we look at real data, what's happening here in our local market. It's not what cnn or fox business says, you know. So we are seeing a very strong and stable market. Like I said earlier 126 single-family homes a month selling low inventory levels, only some 600 active homes in the market and the demand is remaining strong. There's actually been more homes sold in henderson County year to date than year to date last year, and now we of course had a pause during the hurricane, but we came back stronger. Another fascinating thing is we're seeing more sellers finally list their homes, a lot of sellers who sat on the sidelines in 2023 and 2024. Speaking of 2023 and 2024, this spring and beginning of the summer, the numbers aren't that different. I mean we are seeing a little bit of an uptick this year versus last year, but it's so fascinating. As interest rates plateau and life events push movement, inventory is returning.

Speaker 1:

So at the George Real Estate Group, we help our clients prepare and are competitive, and that could be updating your home. It could be preparing a pre-inspection or timing the launch perfectly, and then talking about timing. If you're thinking about making a move. The key isn't just when the market's right, it's when it's right for you with a smart plan. You know market timing is a piece of the puzzle, but the bigger picture is about your goals, your finances and lifestyle needs, and that's why, at the George Oral Estate Group, we offer no pressure, no cost, no obligation market evaluations to help our homeowners know should I sell now, wait or rent it out? So, whether you're buying or selling, or just trying to make sense of this divided market, the George Real Estate Group has your back. We've had the privilege of helping over 1,500 families, nearly $400 million in real estate sold and a legacy of local knowledge. And so we look at not just the comps. We want to understand and hear your story, your needs, your goals and create a custom plan to get you there. And so if you're wondering what market you're really in, give us a call 828-393-0134. If you want to know what your home's worth, we can do a free evaluation, no strings attached, and we're here every Thursday morning sharing with you about the news, sharing with you about the real estate market and having a conversation. We've had the privilege of working with so many families. We love helping our clients. We love serving our clients. We love working alongside our clients, providing clarity. This is so interesting. The market this is where, across the country, very different markets, local matters and having a local expert on your side.

Speaker 1:

Let's talk about the difference between a buyer's market and a seller's market. It comes down simply to supply and demand. In a buyer's market, it seller's market, it comes down simply to supply and demand. In a buyer's market, it means there's more homes for sale than there's buyers. Homes tend to sit on the market longer. Buyers have the upper hand. They can ask for repairs, price reductions or even closing cost credits. Prices soften and sellers compete to stand out. You'll hear phrases like we've reduced the price or we're offering concessions. Another fascinating thing is during seller's market, you tend to see more sellers offering compensation and incentives to real estate agents to bring them a buyer. And then the seller's market. The seller's market's the opposite. There's more buyers than homes available. Properties go quickly, sometimes in days and hours. Sellers are calling the shots. I mean they may get multiple offers and above asking price. Prices tend to rise due to competitive demand. And you'll hear things like we've had five showings on the first day or we're reviewing multiple offers this evening, and so it does matter.

Speaker 1:

And, as a buyer or a seller, understanding what kind of market you're in isn't just about the stats. It impacts every decision you make as a buyer or seller. If you're a buyer in a seller's market, you need a strong strategy, pre-approval and a local expert like the George Real Estate Group to help you make competitive offers without overpaying. If you're a seller in a buyer's market, you need the right pricing, the presentation and the patience, plus a skilled agent at the George Real Estate Group to negotiate and guide negotiations and marketing. So we're here. We study this every week at the George Real Estate Group. I mean daily. In some of our local neighborhoods we're still seeing strong sales and solid pricing, and that's especially true for homes that are priced well, staged well and marketed right. In other cases, we're seeing homes linger longer. Sellers are needing to be more flexible and we're seeing things like longer due diligence periods, more buyer concessions and a return to thoughtful negotiations.

Speaker 1:

And again it's important why you need more than just a national headline or a Zestimate. You can hear someone who can say here's what's happening on your street, here's what buyers are saying when they walk through your home and here's how to price for success, not just for ego. And at the George Real Estate Group, we're not just here to list or to sell homes. We're here to guide you, protect your interests and to understand your market down to the neighborhood and the street and even the home style and price point. So if you're thinking of buying or selling or you want to know what your market is where you are, call us at 828-393-0134. Find us online at realestatebygregcom and let's sit down, review the numbers and create a strategy that works for you, because no two markets are the same, just like no two homes are the same and no two clients are the same. At the George Real Estate Group, we treat your move like it's the only one that matters, because to you it is, and we'd love to interview for the job. Call us again 828-393-0134.

Speaker 1:

Real estate happens. Therefore, life happens. You can find our blog at realestatebygregcom. You can also go to georgerilestategroupradiocom. You can search all of our listings, you can see all of our inventory. I mean, the market's the market. And again, your specific home, your unique set of circumstances, your unique home. We'd love to interview for the job. There's no pressure, there's no cost, there's no obligation. We have an incredible group of agents. We love serving our community through real estate. It's a great time. You might find it fascinating to hear it's a great time to get into the industry. It's really interesting because, like I said, there's been more single family homes sold this year versus last year. Are the dynamics a little different? Are the days in the market a little longer? Yes, are the interest rates what they are? Yes, and the economy is the economy. The political scene is the political scene and this isn't political, by no means. This is just a comment that life happens. Therefore real estate happens. Interest rates are the interest rates, and having the data, having the clarity, having the information so you can decide, as a buyer or a seller or an investor, what's right for you.

Speaker 1:

And speaking of investors, we work with investors all the time. We work with large portfolios. We work with clients thinking ahead for their estate and their legacy they want to leave behind, and it might look like working with an attorney for a trust. It might look like, maybe selling the property and moving it through a 1031 exchange to avoid and defer the capital gains and moving them into something called a Delaware statutory trust, and these are things that we can help our clients navigate through, to set you up for success, to set your family up for success, to set your heirs up for success. Again, thinking through these things Strategically, also with the capital gains impact of your personal home as an individual. The first $250,000 is tax-free if you lived in the home two out of a five-year period. If you're married, it's $500,000 because it's $250,000 per person.

Speaker 1:

Life this is just the reality of life. When your partner passes, your spouse passes, you actually have a two-year window to take advantage of the $. Your future and those are conversations that might be uncomfortable but we are sharing and working with our clients through. We've walked alongside with our clients through very challenging times and we're here to help our clients navigate through life. Life happens and these are where we've had the tears at the dining room table. We've navigated through that with our clients and we're here to advocate and to facilitate and help our clients. You know, make decisions for what's right for them.

Speaker 1:

I will say this in regards to a spouse passing. I mean they do. I mean a lot of people recommend don't do anything for the first year and that's okay because you have time. You actually have two years after your spouse passes to utilize. That's one of the tax codes, and again it's so much. There's already so much grief you're dealing with. There's so much to navigate and it's nothing. We don't say this lightly at all and it's part of all of the things that you're dealing with and we have walked alongside with our clients through partners' passings. We've walked alongside our clients through divorce and we've facilitated both sides. We're here to advocate and again, it's just part of it.

Speaker 1:

And then, as families are upsizing or downsizing, or maybe they're buying a second home or maybe you're navigating through an investment property, I mean there's so many reasons why clients are buying and selling real estate. We've had the privilege to walk alongside our clients through beautiful celebratory situations and it's joyful situations. Again, life happens and there's some beautiful reasons why people are buying and selling, happy reasons. And then there's the sobering reasons. And so real estate happens in life and it's not about the interest rates, it's not about the market. As of the last seven days, some 40 new listings, there's been 80-some price reductions. There's been 40-plus homes go under contract. There's been 20-plus homes closed. There's been 20 plus homes closed. That number's going to keep going up throughout the day, but I mean the market is moving.

Speaker 1:

We do see, towards the end of the month, typically, an increase in the activity, especially towards the end of the month. Can you believe August is around the corner. I know my kids tomorrow actually, that my kids are looking forward to going back to school. It's bittersweet, right, I mean. They love getting back into the interactions with their teachers and their classmates and then the sports, all that's going on. And parents, I mean, again, you hope you've enjoyed and taken advantage of the summer, and yet time flies when you're having fun. Summer is just around the corner. I mean, school's just around the corner and again, I know the kids are taking advantage of the last few weeks of summer.

Speaker 1:

So what does credit score really do? What credit score do you really need to buy a home? This is so interesting. According to Fannie Mae, 90 plus percent of buyers don't actually know what credit score lenders are looking for or they overestimate the minimum needed. Let that sink in. That means most home buyers think they need better credit than they actually do, and maybe you're one of them. Maybe it's a family member and that could make you think buying a home is actually out of reach for you or your family members. Even if that's not necessarily true.

Speaker 1:

Let's look at what the data says about credit scores and home buying, and there's no one magic number. Maybe you didn't know that there's no universal credit score. You absolutely have to have when buying a home, and that means there's more flexibility than most people realize. So again, the median credit score recent buyers had among different home loan types I mean FHA. Among different home loan types, I mean FHA median credit score 682. Usda 705. Va 736. The average was actually 758. Jumbo Loan the average credit score was 780, and conventional was 768. So what's important to realize? The numbers vary, vary and there's no one size fits all threshold, and it could open up doors that you thought were closed for you, and so the best way to learn is to talk to a trusted lender.

Speaker 1:

As FICO says and this is a quote from them while many lenders use credit scores like FICO scores to help them make lending decisions, each lender has its own strategy, including the level of risk it finds acceptable. There's no single cutoff score used by all lenders and there's many additional factors that lenders may use. So, when you buy a home, lenders use your credit score to get a sense of how reliable you are with money. They want to see if you typically make payments on time, pay back debts and more. And your credit score can impact what loan types you may qualify for, and you can see this. What I'm talking and what I'm sharing with you about credit scores is on our most recent blog post. You can go to georgerealestategroupradiocom. Your score can impact what loans you qualify for, on the terms of those loans and even your mortgage rate, and since mortgage rates are a big factor in how much house you'll be able to afford, that may make your score feel more important. Today, bank rate said this your credit score is one of the most important factors lenders consider when you apply for a mortgage, not just to qualify for the loan itself, but for the conditions. Typically, higher your score, the lower the interest rates and better terms you qualify for. And it doesn't mean your credit score has to be perfect your credit score isn't, as even if your credit score isn't as high as you'd like, you may still be able to get a home loan.

Speaker 1:

We have wonderful lenders we work with. We've had wonderful experience with United Federal Credit Union, wonderful experiences with them and a number of others, and, of course, if you need a recommendation for lenders, we can certainly recommend a number of lenders to talk to. If you talk to a lender and decide you want to improve your score and hopefully your loan type and terms too, there's a few smart moves. According to the Federal Reserve Board, these are simple Pay your bills on time. This is a big one Lenders want to see you can reliably pay your bills on time. This is a big one Lenders want to see you can reliably pay your bills on time.

Speaker 1:

This includes everything from credit scores to utilities and cell phone bills. Consistency on-time payments. Show your responsible borrower. Pay down your debt. When it comes to your available credit amount, the less you're using the better. Focus on keeping this number as low as possible. That makes you a low-risk borrower in the eyes of lenders, making them more likely to approve a loan with better terms.

Speaker 1:

And then also review your credit report. A lot of places provide free credit reports. Get copies of your credit report. Work to correct any errors. That can improve your score, and then don't open new accounts. While it might be tempting to open more accounts and more credit cards to build your score, it's probably better to hold off. Too many credit applications can lead to hard inquiries on your report, which can temporarily lower your score. Again, your credit score doesn't have to be perfect and there's not a magic number. Getting a better interest rate in terms is certainly impacted by a credit score.

Speaker 1:

But we have wonderful lenders we work with.

Speaker 1:

We have wonderful real estate brokers. At the George Real Estate Group we're hiring actually for more agents. This is a great time to get in the industry. There's opportunity to serve. You might have heard of the 80-20 rule 20% actually sell 80% of the business. Some people might argue it's a 90-10, 10% sell 90%. But we have wonderful agents, we have wonderful staff. We're here to serve our clients navigating through the buying and selling process, through the investing process, through whatever it might be. You can call us directly at 828-393-0134, 828-393-0134.

Speaker 1:

I want to remind you, every Friday morning at 845, we sponsor the Hometown Heroes series. We have wonderful, wonderful interviews. I mean we love having the conversation, we love putting a spotlight on people making a difference in our community and you might know somebody that you'd love to honor. Certainly, welcome the nominations. You can reach out to WHKP and nominate someone, whether it's a you know it could be a school teacher or a retired school teacher. Maybe it's somebody that you've interacted with in law enforcement or the fire department or volunteers. You know an unsung hero. We'd love to have the conversations. It's a privilege and honor to sponsor the Hometown Heroes series. We're here every Friday morning at 845. Tune in tomorrow morning for the Hometown Heroes series.

Speaker 1:

We're here every Thursday morning sharing with you about the market, about the news and putting things in the context. I mean our market is moving. I mean we've been averaging 126 single-family homes a month selling over the last, really the last 24 months, but the last 12 months. But we've had more homes sell year-to-date slightly more, but then the same time period before, inventory levels have gone up a little bit. Days on market are a little bit longer, inventory levels have gone up a little bit, days on market are a little bit longer and then we are seeing price reductions but the market's steady Again.

Speaker 1:

If you're thinking about buying or selling or investing in real estate or career in real estate, give the George Real Estate Group a call today 828-393-0134, 828-393-0134. Find us online at realestatebygregcom. You can search all of our listings there. I'd recommend you follow us on Facebook, george Real Estate Group on Facebook or Instagram. You can also follow us on our podcast. We podcast all of our radio shows. We'd love to connect with you. We are so passionate and enthusiastic about helping our clients navigate through life and through real estate and putting clarity on the market, and we'd love to have a conversation with you.

Speaker 1:

Thank you so much for tuning in this Thursday morning. Have a wonderful day, have a wonderful rest of your week and enjoy the last little bit of July. We're so grateful for August around the corner and some relief from this heat. But again, so much to be thankful for. Have a great day, have a great week and we'll see you tomorrow morning. Maybe the house feels a little too big these days, the stairs a little steeper, the pace of life a little too fast. But what if your next move wasn't about letting go? It was about making space For peace, for freedom, for what matters most. At the George Real Estate Group, we understand that real estate isn't just about the house. It's about transitions, timing and trust. We've helped thousands of families in western north carolina make smart, thoughtful moves closer to nature, closer to family, closer to home. So when you're ready to right size, simplify or start fresh, we'll be here. The george real estate group local, trusted, proven. Local, trusted, proven. Call us today, 828-393-0134. Find us online at realestatebygregcom, because your next chapter deserves to feel just right.