George Real Estate Group Radio Broadcast

Mountain Living's Hidden Investment Potential

• George Real Estate Group

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The Western North Carolina real estate market is entering a new phase that warrants closer attention from both buyers and sellers. After years of unprecedented seller advantage, Henderson County's market shows clear signs of normalizing—with inventory levels rising 45% compared to last year and homes taking significantly longer to sell.

The George Real Estate Group's latest market analysis reveals fascinating shifts happening right now. While the median sales price in July reached $465,245 (up 4.5% from last year), the increased competition has extended the average selling time from 38 to 59 days year-over-year. Perhaps most tellingly, sellers now receive about 93.4% of their asking price compared to nearly 97% last year—translating to approximately $17,000 more negotiating room on a $500,000 home.

For buyers, this represents the most favorable market conditions in years. More homes to choose from, more time to make decisions, and increased negotiating leverage create breathing room that simply didn't exist during the frenzied seller's market. However, competition remains strong for well-priced, well-presented properties in desirable locations.

For sellers, success now requires precision in pricing, presentation, and marketing strategy. The data clearly shows that homes priced correctly from day one still command premium values, while overpriced listings languish and ultimately sell for less. Professional representation makes an even bigger difference in today's market—with agent-listed homes selling for approximately 15% more than for-sale-by-owner properties.

Beyond immediate market dynamics, the podcast explores how Western North Carolina real estate can serve as a cornerstone of retirement and estate planning. A strategically purchased second home offers multiple benefits: potential appreciation, rental income, tax advantages, and eventually a legacy asset for heirs. With proper planning, real estate investments can provide both enjoyment and financial security for generations.

Whether you're considering buying, selling, or investing in Western North Carolina's beautiful mountain communities, understanding today's evolving market dynamics is essential. Connect with the George Real Estate Group at 828-393-0134 or visit realestatebygregcom to discuss your specific situation and develop a strategy that aligns with both current conditions and your long-term goals.

Speaker 1:

Hello friends, thank you so much for being here. This is the George Real Estate Group podcast, which is a production of our live weekly radio shows hosted on multiple radio stations here in Hendersonville, north Carolina. The George Real Estate Group serves Western North Carolina and upstate South Carolina and it is a privilege to share positive news about our local real estate market and community. Thanks so much for subscribing and, of course, if you have any real estate questions or if we can help you in any way, be sure to reach out. Visit us at georgerealestategroupradiocom for more information. Good morning and welcome to the Georgia Real Estate Group live radio broadcast here on the queue every Monday morning, sharing with you positive news about your local real estate market and community. We're so grateful to be here with you on this rainy Monday morning. But what a beautiful weekend it was, and it seems unusually cooler than most Augusts and we certainly had the sweltering heat in July. But just thankful, I mean.

Speaker 1:

We love Western North Carolina. We love the four distinct seasons, the mild climates, the quality of life, all the reasons why so many people move here and so many people are coming into the area and we hear this story all the time People they have their first experience here, whether it's, you know, coming to visit friends or family or the wonderful different festivals that we have downtown Hendersonville, or going camping or hiking or apple picking, or they're here to drop their kids off at camp. I mean so many reasons why people come visit the area and they get the bug and they say this is where I want to live. They experience the amazing people that live here, the amazing community we live in the downtown, plus all the other communities that are here, the amazing community we live in the downtown plus all the other communities that are surrounding downtown Hendersonville. And then all the wonderful outdoor activities, the hiking, the beautiful mountains that we live in just so much to be grateful for. And so it's a privilege and honor to help our clients navigate through buying and selling real estate in whatever market we're in.

Speaker 1:

The market is the market. It's certainly interesting. This is my 20th year of my broker's license and when you take a step back and just look, I mean I see this so clearly now, again, it's easy to get into the weeds versus look at the forest. But the market's the market. The interest rates are the interest rates in real estate is such a life driven event and we, we look at the numbers, because the numbers tell a story, and yet we just have to. We get to navigate through the current interest rates or we get to navigate through, you know, the, the current inventory, and, and, and yet you individually have to decide your unique situation, your unique home. You know, are you looking to downsize or upsize or right size, or maybe you're moving into a retirement community, maybe you're figuring out what to do with your investment property, or maybe you have large land tracts that you've been paying taxes on, or maybe you inherited it and you're trying to figure out what to do. Whatever it might be, it could be commercial, it could be investment properties, it could be land, it could be a personal home, and there's so many nuances between any of these properties and the tax implications. And we work with tax strategists and we work with attorneys and financial advisors and we're here to provide clarity and knowledge so you can decide what's right for you as you take an evaluation of your situation and then we put context on the market and what's happening, and I always love just providing some clarity and what's going on.

Speaker 1:

You're in specifically Henderson County in just the last seven days. Let's just start there with a seven-day snapshot. There's been 37 new listings, there's been 63 price adjustments, there's been this is amazing 50 homes have gone under contract in the last seven days and there's been 28 homes closed. That's a seven-day snapshot of the market. Now also, let's take a look at what's happening when we look in the market as of July. The numbers are coming together as of July 2025, and these latest numbers are from Canopy Realtor Association. There's a lot to unpack Now. A number of these are under contract, but when you combine under contract and active, right now there's some 810 active homes for sale. And at the same time last year excuse me, at the end of July there was 810 homes Compared to 557 the same time last year.

Speaker 1:

There's been a 45 increase of inventory, and so our month's supply of inventory and that's how long it would take for everything to sell in the market if no new listings came in has jumped from 3.7 months to 5.4 months. And why is that significant? Because for years we've been in a very tight seller's market with homes flying off the shelves. So now, with over five months of inventory, we're moving closer to a balanced market. Buyers have more choices and sellers you got more competition.

Speaker 1:

But now let's look at pricing, because that's what everybody wants to know. The median sales price for July was at $465,245, up 4.5% from last July, and the average sales price for the month was even higher $548, which was actually a 9.3 increase from last year. So, yes, prices are still strong, but the story changes when we look year to date. Year to date, the median is actually down about a half a percent and the average sales price is basically flat. So this tells me we've still got stability in the market, but not the runaway price jumps we saw a couple years ago.

Speaker 1:

And what about the activity? Well, new listings in July were down slightly, about 1.5% compared to last year, but if you look at the whole year so far, we're up 12%. More people are putting their homes on the market Now pending sales, that's, homes under contract. We're down 7% for the month of July and closed sales homes that actually made it to the closing table. We're down almost 10% in July compared to last year.

Speaker 1:

But this is the interesting, the number that really stood out to me in this report when we look at the month of July 2025 for Henderson County and when we look at year to date but days on market. A year ago in July, it took an average of 38 days to sell a home. This July it was 59 days. That was a 55% increase. And then when you look at year to date, it's a 62 days compared to 45 days last year. So that's an extra two weeks on the market on average so and when we look at the cumulative days in the market, factoring in relists, that's up 70 days this July compared to 45 last year.

Speaker 1:

So what does it mean in plain English? It means pricing and presentation are more important than ever. You can't just throw a high number on your home and expect multiple offers in the first weekend, like we saw in 2021 and 2022. You got to get it right the first time, because the longer you sit on the market, the more negotiating power shifts to the buyer. And speaking of negotiating power, sellers last July were getting 96.8% of their original asking price. This July 93.4% price. This July 93.4% that's a drop of about 3.5%. So on a $500,000 home, that's roughly a $17,000 difference from list to final sales price. And so buyers are negotiating more and sellers are having to adjust.

Speaker 1:

So let's look at this from both sides. For buyers, this is the most breathing room you've had in years more homes to choose from, more time to make decisions and a little more leverage at the negotiating table, and you can still expect strong competition for the best properties. But the days of 10 offers in 24 hours are not the norm anymore For sellers. It's a good time and it's still a good market, but you got to price it realistically, prepare your home well and have a solid marketing strategy. The homes that are selling fast and for top dollar are the ones that check all the boxes from day one Professional photography, strong online exposure and the right price. So the bottom line is Henderson County real estate's shifting. We're still in healthy territory, but the market is normalizing and strategy matters more than ever. So if you want to know where you stand in this market, whether you're buying or selling or just curious about your home's value let's have a conversation. You know knowledge is power and the right plan can make all the difference in today's market.

Speaker 1:

We are actively working every single day, having conversations with buyers and sellers, with real estate professionals, with investors. We have our finger on the pulse of the market. You can call us directly at 828-393-0134, 828-393-0134. Find us online at realestatebygregcom. We love having the conversations. We're so enthusiastic and passionate about advocating for our clients and we'd love to advocate for you. You can also follow us on social media. We podcast all of our radio shows. You can find it on your favorite podcast platform. We're located in Flat Rock. We're on Rainbow Row. You can check in and you can stop in say hello anytime. We love promoting our listings. We have an incredible photographer we work with. I mean, we love helping our clients navigate through the buying and selling. Now this is another conversation.

Speaker 1:

Again, you might think that you can save some money selling your home on your own. This is so interesting. The data showed homes listed with a real estate agent sold for 15% more than those that sold without one. And just think about it on a $400,000 home, that's a $60,000 difference and that's not a rounding error. That's real money left on the table. So the question becomes is it worth to try and sell your biggest asset on your own without the experience, the marketing negotiating skills that a real estate broker brings to the table? And again, a few years back at the height of the experience, the marketing negotiating skills that a real estate broker brings to the table. And again, a few years back, at the height of the market, you could get away with putting a sign, taking a few cell phone photos and letting the offers roll in. But today's market, we're in a different market. In fact, the inventory levels in July, according to Realtorcom're the highest they've been any July since 2019. So it means more competition and more options for buyers.

Speaker 1:

If your home doesn't stand out online in price and condition or in presentation, it simply won't get attention. So it matters. It matters when you're considering selling. Again, your biggest asset, your real estate, usually is your biggest financial transaction you'll do in your lifetime and just like anything medical, you're not going to try to do that on your own. And it's okay to talk and get data, to get information, to get a second opinion and again, it's worth having the conversation.

Speaker 1:

But today's market requires a sharp pricing strategy, proper preparation and staging, high quality photography, broad strategic marketing, contract and inspection, savvy negotiating skills that ultimately protect your bottom line. And if you're not doing all that, let's be honest, most for sale by owner sellers aren't. You're probably leaving money on the table. And this is interesting too. According to the National Association of Realtors, the percentage of people who successfully sell without an agent is at an all-time low and why it's no surprise 21% of for sale by owners last year ended up hiring an agent anyway, after struggling to sell their home on their own, according to Zillow. So the stress, the uncertainty, the tire kickers, the lowball offers it's more than most homeowners want to deal with, especially when the reward just isn't there. So we'd love to have the conversation. There's no pressure, there's no cost, there's no obligation. You can give us a call at 828-393-0134.

Speaker 1:

If you're thinking about selling, don't go about it alone. Contact the George Real Estate Group. We know how to get it done right in today's market. We'll walk you through what your home could sell for, how to position it, how to make sure you don't leave any money behind, and it's everything from pricing your home correctly from the start, making sure you stage and prep your home for the showings, marketing it professionally, handling all the showings and the contracts and the negotiations, understanding the neighborhood and the trends, and how to position your home to sell for top dollar. We'd love to have the conversation. Bottom line is an agent isn't just a nice to have, it's a competitive advantage, and so much so that the North Carolina Real Estate Commission requires real estate agents to disclose their real estate agents because they have an advantage over the public and so you have to disclose. And speaking of disclosing, the North Carolina Real Estate Commission requires real estate agents on the first substantial contact to share a brochure on working with real estate agents and it's a disclosure document that if you're having a conversation with a real estate agent and they haven't shared that document with you upfront, I'd say that's a bit of a red flag.

Speaker 1:

You're listening to the George Real Estate Group live radio broadcast here in the queue every Monday morning. We have a short break coming up but again, you can find us online at realestatebygregcom. We also have georgerealestategroupradiocom. You can find us online at realestatebygregcom. We also have georgerealestategroupradiocom. You can see our blog posts. You can call us directly at 828-393-0134. Follow us on social media. We also podcast all of our radio shows. Find it on your favorite podcast platform, but stay tuned in, we'll be right back. Good morning and welcome to the Georgia Real Estate Group live radio broadcast here in the queue every Monday morning, sharing with you positive news about your local real estate market and community. We're so grateful to be here with you. If you're ever in the Flat Rock area, stop by. We're next to the Flat Rock Bakery, our friends at Hubba Hubba Barbecue, hubba Lou Campfire Grill, the Wrinkled Egg's I joke it's a dangerous place for an office with all those great offerings and wonderful community there and the rainbow row.

Speaker 1:

I mean it's, it's, it's, it's a destination in flat rock. I I sometimes I'm well, I'm surprised. I talked a lot of locals and sometimes they've, they're familiar with it, sometimes they're not. But stop by and say hello. We have a great location there. It's a beautiful spot. The gardens are incredible. If you've not walked through the gardens there, when you park there, you'll notice all the incredible gardens curated there. It's spectacular, it's beautiful. And again, so many people. It's a bit of a destination. We see people coming in from all over the country and they stop in and say hello and we're able to work with people.

Speaker 1:

People are having the conversations with us all the time. Again, they fall in love with the mountains and it's a classic story. They have their first experience here and then they want to find a way to move here and some people start out with you know, it might be a second home. You know some people, you know, think, oh, I'll get a second home here in the mountains, and they combine that and they look into that, into maybe combining that with their retirement. But a second home might be a missing piece, the missing piece in your retirement plan. So you know, if you're wondering if you're on track for retirement, you're not alone.

Speaker 1:

This is a recent Intuit survey that found that 69 of people feel today's financial environment makes it hard to plan for the future and, even more concerning 68% aren't sure they'll ever be able to retire. Rising costs, volatile markets and uncertainty about social security all add to that anxiety. So more and more people are looking beyond the traditional work, save and hope retirement model. They're exploring creative ways to build stability, generate income and create long-term wealth. And so for a number of people a lot of people planning ahead real estate is the answer.

Speaker 1:

So and we again, we're having these conversations every day and how real estate plays in to your financial picture. And so, like unlike paper investments that can disappear in a bad market swing, a home is tangible, it's a usable asset and, when you choose wisely, it's one that historically appreciates over time. I mean, they say, don't wait to buy real estate. You buy real estate and wait. So how can owning a second home plan into your retirement plan and we do talk to so many people that are. They're looking at second homes in the area, but real estate helps build wealth. Over time, real estate has historically been one of the most consistent long-term investments and certainly prices can fluctuate in the short term. Over the decades, values have tended to rise and owning a second home means you're holding an asset that would appreciate significantly by the time you retire, adding to your net worth and gives you options for your future. Also, it can generate extra income. Renting out your second home, whether long-term to a tenant or short-term as a vacation rental, can provide a steady stream of additional income and that's money you can use to cover the mortgage, maintain the property or funnel directly to your retirement savings. Also, when the time comes, you can sell your second property and use the proceeds to boost your retirement funds, pay off debts or even purchase your dream retirement property, and we've helped clients do that.

Speaker 1:

I've mentioned about capital gains, matt. I've mentioned about capital gains, and it's not just when you're selling your personal home. If you've lived in a home two out of a five-year period as an individual, the first $250,000 is tax-free. If you're married, it's $500,000, $250,000 per person. Also, there are options with your investment properties to avoid capital gains or defer the capital gains through a 1031 exchange. But when you're investing in real estate, instead of all your investments being tied up in stocks and mutual bonds or cash savings, which can be vulnerable to swings, real estate offers a tangible income producing asset that can help balance your portfolio. Eligible income producing asset that can help balance your portfolio.

Speaker 1:

So most second homeowners aren't big time investors, and so there's a common misconception. People think owning multiple properties is something only wealthy investors or corporations can do. The truth is, the vast majority of people who own more than one property are just like your neighbors, and this is some recent data from some market research showed. 85% of multi-property owners have just one to five properties. Many of these folks started small by buying a second home that could rent out for extra income or hold on to his future retirement homes.

Speaker 1:

So while the market right now is softening, it could be the right time. The current housing market's giving buyers more leverage than they've had in years. Danielle Hale, the chief economist at Realtorcom, put it this way the balance of power in the housing market keeps shifting in favor of home buyers. The confluence of factors, including more homes for sale, rising price cuts and slow moving inventories giving buyers more leverage than they've had in years. And so the translations you may be able to find a second home at a more favorable price, negotiating terms that are better for you lock in before values rise again. So if you live in an area projected for long-term growth, buying now could mean selling later at a stronger profit or renting it out for years to come while values climb. I shared in the first segment today where we've not seen this before in a long time the month of July sellers. The average list to sales price in July was 93.4%. Buyers today have more options, more negotiating power. Again, compared to the previous July, it was 96.8%. I mean the market, the buyers, just have more options. So, thinking ahead and thinking ahead as diversifying your portfolio again, sellers are coming off their prices more. It's the right time. You might be able to find a second home at a more favorable price and something that's right for you. Again, we can have these conversations. We understand at the George Real Estate Group the primary and investment property markets. We have lenders that specialize in home and investment property financing. We work with tax advisors can help understand the financial benefits and obligations.

Speaker 1:

So a second home isn't just a luxury. It can be a strategic move towards financial freedom in your retirement. So whether it becomes your vacation getaway, a steady rental income source or an appreciating asset to sell later, the potential benefits are worth exploring. So if owning a second home could help you retire earlier with more income and less stress, wouldn't you want to at least take a closer look? We talk about your goals, we talk about the numbers, we talk about the market, and this could be a missing piece in your retirement plan Also how a second home fits into your estate planning. Retirement planning isn't just make sure you have enough money to live on. It's also about what happens after you're gone.

Speaker 1:

A second home can play a significant role in estate planning if you structure it wisely. A second home is more than just a line item in your investment portfolio. It's something your heirs can physically use, live in or sell. A lot of families pass down vacation homes or investment properties to children as a way to preserve wealth and memories. I mean there's so many communities, there's so many areas here in Hendersonville and in Western North Carolina where we hear about it. This is a second and third generational family ownership, also depending on how you title the property and structure your estate. Your heirs may receive a step up in cost basis at the time of inheritance. That means if they sell it, they could avoid, avoid they could avoid paying capital gains taxes on decades of appreciation. Also, a lot of people choose to transfer partial ownership of a second home to children or heirs while they're still alive, and it could be gradually or through a trust. It could reduce the size of their taxable estate. That also creates opportunities and then placing your home in a revocable living trust can make the transfer of your heir smoother by avoiding probate. So there's so many strategies here. And again we work with estate attorneys, we work with tax strategists, we work with financial advisors so that you can make an educated decision. You have clarity. There's so many things here.

Speaker 1:

When you think about a second home as an income-producing investment and a legacy asset, the potential benefits multiply Again. During your working years, the rental income can supplement savings In retirement. You can either live in it or continue to rent it out for cash flow and after you're gone it becomes part of the inheritance. You leave, potentially tax advantage and ready to support your heirs. So we work with estate planning attorneys, we work with CPAs, we work with financial advisors. All of these pieces come together strategically and, again, the real estate market is going to have its ups and downs. But when you think long-term, think generationally, with your planning. So a second home could be more than just a financial tool for your own retirement. It also could be the cornerstone of your family's future legacy and security. So you can enjoy it, you can create income later. You can pass it down both the memories and wealth to future generations. We are having these conversations every, both the memories and wealth to future generations. We are having these conversations every single day and we'd love to have the conversations with you to think strategically and again, with our relationships with our attorneys and tax planners and our financial advisors. It's a collaboration that ultimately set you up in your future generations for success.

Speaker 1:

The markets, the market. The economy is the economy. The interest rates are the interest rates. I mean, we know real estate and we're experiencing this at a high level. Real estate's happening every single day. We're having these conversations. The sky is not falling. Life's happening. Therefore, real estate's happening. We'd love to connect with you. You can call us directly at 828-393-0134. Find us online at realestatebygregcom. You can also follow us on social media Facebook and Instagram. We podcast all of our radio shows. We'd love to connect with you. We're so grateful to be here serving the community through real estate.

Speaker 1:

I want to give a shout out to the parents for kids going back to school today. It's so. I mean. My kids were so excited and grateful. We got their first day of school haircuts this weekend. We got the first day of school outfit, got their backpacks. My kids were so excited to go to school today, which again, I think it's a great thing. I know parents were equally excited. It's for the kids. Again. Summer flies by, but we had such a great summer and so much to be thankful for and of course, the fun continues. Now and again wish the kids and the parents and the teachers the great first day of school here in Henderson County. So thank you so much for tuning in this Monday morning. Have a wonderful rainy day. It's a beautiful rainy day Again. Give us a call at 828-393-0134. Find us online at realestatebygregcom or stop by our office. Have a great day, have a great week and we'll see you next Monday.

Speaker 1:

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. Call us today, 828-393-0134. Find us online at realestatebygregcom, because your next chapter deserves to feel just right.

Speaker 2:

The George Real Estate Group has the experience of selling over 1,200 properties and serving over 1,200 families with their real estate needs in Henderson County and throughout Western North Carolina. The George Real Estate Group is located in Flat Rock, north Carolina, near Hendersonville in Henderson County. You can find them online at realestatebyregcom. The george real estate group can be reached at 828-393-0134 or stop by their office at 2720 greenville highway, flat rock, north carolina. Tune in live each week on monday mornings.