George Real Estate Group Radio Broadcast

Transforming Real Estate Wealth: How Baby Boomers Can Maximize Tax Benefits and Legacy Planning

• George Real Estate Group

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Unlocking the hidden potential in your real estate portfolio could be the key to securing your financial future and creating a lasting legacy. In this eye-opening conversation, Noah George welcomes financial advisor Troy Wada of Impact Wealth to explore powerful strategies that transform property investments into wealth-building machines.

With 17 years of specialized experience helping property owners maximize their investments, Troy reveals how baby boomers sitting on appreciated real estate can leverage Delaware Statutory Trusts (DSTs) and 1031 exchanges to defer capital gains taxes indefinitely. The discussion peels back the layers of these sophisticated yet accessible investment vehicles that allow property owners to trade the headaches of landlording for passive income streams from institutional-grade real estate.

"Most people don't make a decision until procrastination meets motivation, and by that point, it's too late," Troy warns as he shares a cautionary tale of 124 beneficiaries unable to agree on what to do with inherited properties. This powerful reminder of the importance of proactive planning underscores the entire conversation, from tax strategy to estate planning.

Perhaps most fascinating is Troy's mission to impact 10 million lives annually through innovative charitable giving strategies. He explains how real estate investors can "take tax bombs and turn them into tax benefits" by combining property donations with strategic planning—often resulting in increased income, substantial tax deductions, and larger inheritances for heirs. It's truly a win-win-win scenario where "the only person that loses is the IRS."

Whether you're tired of managing rental properties, concerned about leaving a complex real estate portfolio to your children, or simply looking to optimize your investments for tax efficiency, this conversation offers invaluable insights into how the right team of professionals can help you transform your real estate wealth into a lasting legacy. Ready to be proactive about your financial future? This episode is your first step.

Speaker 1:

Good morning and welcome to the George Real Estate Group radio broadcast. Thank you so much for joining us this morning. We have a special program for you Before we get started. The George Real Estate Group is located in Flat Rock, right next to the Flat Rock Bakery, hubba Hubba BBQ, campfire Grill, the Wrinkled Egg all those great independent local businesses. Stop by and say hello. On Rainbow Row we serve all of Western North Carolina and the upstate South Carolina.

Speaker 1:

If you're thinking about buying, selling, investing in real estate or even a career in real estate, give us a call at 828-393-0134, 828-393-0134. You can also find us online at realestatebygregcom. We also podcast all of our radio shows. You can find that on your favorite podcast platform and follow us on social media. But we'd love to connect with you. We know real estate happens around life. It could be a really positive reason why you're buying or selling, or it could be a challenging reason, whatever stage of your life it is. Whatever's going on, we'd love to and would be honored to walk alongside with you and us a call, 828-393-0134. Find us online at realestatebygregcom. We're going to go ahead and jump into the conversation. I'm going to pause talking about what's going on in the real estate market. We do that every week. Of course you can listen to all of our different radio shows, but so grateful to have with us this morning Troy Wada with Impact Wealth. Good morning, troy.

Speaker 2:

Good morning, Noah.

Speaker 1:

So grateful to have you and grateful to have you on the radio with us and we're going to have a number of topics we're going to cover this morning. But we've been helping so many of our clients thinking ahead, planning ahead and I've been sharing on my radio program about 1031 exchanges and DSTs and estate planning and charitable giving and I'm so grateful. You and I got introduced and we met last year and then we've been diving into this world. But for background and context, tell us a little bit about yourself.

Speaker 2:

Sure, so I am from Hawaii and I'm happy to be in North Carolina, so thanks for having me. I've been a financial advisor now for about 17 years, and in the last I'd say 12 to 13,. One of the areas we specialized in was the Delaware Statutory Trust and 1031 exchanges. As you may know, noah, there are massive shifts in our demographics, especially with the baby boomer generation out there. So if any of you are listening and you're a baby boomer, you know exactly what I'm talking about. And this demographic, as we know, has accumulated a lot of wealth, a lot of it in real estate. So that forced us to specialize in looking at their real estate investments and how to best maximize those investments, either for tax benefits estate planning needs income benefits today and eventually many baby boomers are philanthropic because, as you know, everyone hates to pay taxes. So looking at charitable plan, giving solutions is a great way on how these people can leverage these real estate assets to not only create more income but also to create tax deductions.

Speaker 1:

I mean again, it's thinking, it's planning ahead, is strategic and let's talk about I mean the tax implications. Let's go ahead and talk about capital gains from the residential side and then let's talk about it from the investment side.

Speaker 2:

Sure, on the residential side we have what we call the Section 121 homeowners exemption. That's Uncle Sam's gift for us being homeowners. What that allows people to do is basically take the first $250,000 of gain tax-free per every person on title who is using that property as their primary residence. You know, a big misconception is that most people think that this is only relegated for a husband and wife, which is not true. But if we did have a husband and wife on title, they would get up to $500,000 in a tax deduction once they sold that property. Now one option could be let's say we had a husband and wife and two children on title who both, or they all, lived in that property for two out of the last five years.

Speaker 1:

Clarify I understand it's 18 and 18 and above, correct?

Speaker 2:

They could get up to a $1 million exemption on that property against their capital gains tax. Now, that regards, or relates to, primary residences. Now what about investment properties? Those tend to be a little bit more confusing, right, and the tax code that applies to investment properties is one called the 1031 exchange. Now, under this big beautiful bill, the 1031 exchange is here to stay, you know, which is fantastic, but what that allows real estate investors to do is basically swap one investment property for another. And as long as we swap one property which is treated as a business use for two out of the last five years into another property that we're going to keep as an investment for the next two out of five years, the IRS says we can defer 100% of the taxes that's associated with that property.

Speaker 1:

This is one of the biggest advantages and opportunities. This is how people build wealth for real estate 100% right 100%.

Speaker 2:

Leveraging the 1031 exchange tax code is a great way to move gains into new properties without having to pay those taxes. Now, the best part about owning real estate investments assuming it's titled and structured a certain way is that, upon passing, you could leave those assets behind to your beneficiaries 100% tax-free, because real estate and non-retirement stocks are subject to what we call the stepped-up cost basis, which means that the value of that asset is determined on the base or the day that you passed away. Your beneficiaries get this stepped up basis, which would be the value of the day that you passed. They turn around, call you up, sell it the very next day for that same value.

Speaker 1:

They would bypass all the taxes that their parents would have paid that their parents would have. And that's why so many people are like well, why would I ever sell? Because I don't want to pay the taxes.

Speaker 2:

And we hear that all the time and sometimes it's not so much to sell, to pay the tax, but it might be to sell, leverage, the 1031 exchange and some of those other tools that we talked about, like the Delaware Statutory Trust or DST, or the 721 Upreet, which allows them to exchange and trade up into maybe better quality assets, assets that might produce more income after taxes. It gets them out of the headache of managing property, you know, simplify their life but more importantly from an estate planning perspective, you know, it allows them to hold those assets, to recognize that stepped up in cost basis. But when those three children or those children inherit those types of structures like a Delaware statutory trust or 721 upread, because it's fractional ownership, we can let each of the kids do whatever they want to do with their own interest. You know, as you know, we all hear the horror stories of how real estate is usually the number one reason why kids fight. I can't guarantee your kids won't fight, but we can hopefully ensure that they won't fight about their real estate.

Speaker 1:

Less opportunities to fight.

Speaker 2:

Correct.

Speaker 1:

And they're solving so many problems with this. But again, it's through the 1031 and DST which we'll dive into the DST Delaware Statutory Trust. But let's back up. Why most people are hesitant about doing a 1031 exchange is because if you're going to get the tax benefit, the government gives you a few rules you have to follow.

Speaker 2:

Exactly, and the first rule, besides the fact that we need to go from an investment to an investment, is there are timelines we need to meet, the first timeline being we have 45 days to identify that next replacement or that next investment property, and we have a total of 180 days to close on it. Now, as you know, closing on a property in 180 days is fairly simple. It's identifying that property in 45 that tends to be very stressful.

Speaker 1:

That can be the biggest challenge and the most prohibiting factor why most people end up not. They think they're going to do a 1031 exchange Correct and the money's in what's called a qualified intermediator.

Speaker 2:

Correct.

Speaker 1:

And then I'm going into a rabbit hole. But I bet there's a significant portion of people that try to do 1031 exchange that end up don't doing it.

Speaker 2:

Exactly, and I always, over the years and over the thousands of people that we've helped over the years. One thing that is always common is that I don't want to sell anything because I don't know what I'm going to buy and think about it.

Speaker 1:

That's true on personal homes. We hear that all the time. Correct Even more so on investment, though it's bigger.

Speaker 2:

Because on investment property there is no exemption on gains, right? So if you don't identify that property in 45 days, basically you're done, you're forced paying those taxes, unless there's some sort of natural disaster, which you folks had up here we did. There were certain counties in that area that got an extension on their 45 day, right, but those things are acts of God, right? You can't really guarantee that.

Speaker 2:

These things will happen, but certainly don't want to count on them, don't want to count on it. So you know, fortunately, a Delaware statutory trust. At any given time we might have 10 to 20 options available. We know exactly what we're going to buy right before we close on our property, which usually means our closing on our next investment property. If it's a DST, we can identify and close on that property within five to 10 business days.

Speaker 1:

And again for the layman, for the normal person out there DST again. Let's break it down into layman's terms. Because, it is real estate, but it's taking advantage of tax code.

Speaker 2:

Correct. So the tax code that's associated to the DST for those tax savvy people out there that want to contact their CPAs, it's Internal Revenue Code 2004-86. In 2004, the IRS said we would allow up to 500 accredited investors, which means they have a million dollar net worth minus the value of their primary residence Right and if they're single, they made two hundred fifty thousand a year for the last two years, intend to make that the same this year, or three hundred thousand for the last two years in income. If you're married and intend to make that this year, they need to qualify by either one of those, so it's not all three. Now, assuming they're an accredited investor, they get access or they're privileged to invest in these types of investments.

Speaker 2:

What a DST basically is is a institutional quality grade real estate asset that's being professionally managed by an institutional company, which basically they usually manage several billion in real estate, but it allows investors to own a fractional ownership of that total property.

Speaker 2:

But some of the biggest benefits that come with these DSTs are number one no more what we call the terrible T's, no more tenants, toilets and trash.

Speaker 2:

We all know how much people love their tenants right, and that was meant sarcastically. But they get to turn their active investments into passive investments Because, as we know, most people who own real estate investments, they don't want any terrible tees, they want the terrific tees, they want tee times on the golf course, they want to travel to Hawaii like you do right, several times a year. They want time with the grandkids. Dsts allow them that benefit of taking those headaches away of being a landlord and becoming passive on their real estate. Now, not to mention, there are certain structures we can use to increase things like depreciation deductions, because, as you know, it's never about how much money you make, it's how much money you keep, and taxes are one of those things that take money away from your rate of return. If we can use depreciation deductions to defer some of those taxes on that income we're collecting and, at the end of the day, put more money in our investors' pockets, hey, that's a great day and we actually do that for most investors actually.

Speaker 1:

Take advantage of the depreciation to reduce their taxable income Absolutely. And this is so interesting to me. I want to dive in before I go there, the institutional level real estate investments, these DSTs. This is not. This is the challenge. With 1031 exchanges, one is identifying properties and most people think, oh, I'm going to sell one investment property here in town, I'm going to go buy another property here in town, or I have vacant land and I'm going to go buy other vacant land. And this is where you have access to these institutional level properties and that's where we can introduce our clients to you, because this is not something people can just go say I'm going to go buy a DST.

Speaker 2:

Correct and I'll give you an example. There's a property not far down the road from here in Savannah, georgia, which is basically a logistical distribution center for Lowe's. It's operated and purchased by Heinz Real Estate Investment, not Heinz Ketchup, that's H-I-N-E-S right. It was bought for about $210 million and our clients are able to own a percentage of the total and in return they collect their percentage of the market rent. You know this property has a newly constructed, newly formed lease on it, about 10 years. Left right Generates great income, professionally managed. Our clients just get checks every single month.

Speaker 1:

It's amazing Again, these are the 1031 exchange. It's great income, professionally managed. Our clients just get checks every single month. It's amazing Again, these are the 1031 exchange. You can sell a local property here, any property in the United States, and then do a 1031 exchange, defer the capital gains and then buy in fractually into the Delaware Statutory Trust these institutional level investments.

Speaker 2:

Absolutely.

Speaker 1:

It's incredible. One specific example here that we see a lot here is a lot of our landowners here. Our landowners here don't get to take advantage of depreciation if they have land leases or they own large agricultural tracts.

Speaker 2:

I mean like 100%, and that's because on a piece of land, whether it's agricultural or vacant, there's no structure on it. Depreciation relates to the value of the structure. On a residential property, that's 27 and a half years of depreciation. On a commercial, it's 39. So even if someone has a property let's say a residential property has been treated as an investment for the last 25 years, although they got a couple years left on depreciation, that depreciation value is based on the year that they purchased it which means that although they're picking up some depreciation, I can pretty much bet it's very little, because that structure is back 20 something years ago was probably much lower than it's actually worth today.

Speaker 2:

So, moving into these kinds of programs, many times, especially with vacant land, certain structures would allow them to get potentially up to a 100% tax deferral on their income that they're collecting.

Speaker 1:

Incredible. Again, this is thinking critically and strategically. Again, so many of our clients have been. These are legacies. These are families that have put in the hard work, they've built these real estate portfolios, whether it's the family land, whether it's the investment properties, and now they're, at this stage, again thinking ahead with their estate planning and thinking ahead because it matters, and again thinking you mentioned about the children and the step-up basis. I mean there's so many components that this solves so many problems.

Speaker 2:

Absolutely and we get that a lot that these are legacy assets. Many times these assets are acquired with the intent to be kept as a legacy. There's no better way to keep the legacy than with high quality institutional assets that are professionally managed, that cash flow much better than what it's currently cash flowing at. But having someone manage that in a structure because, noah, you and I work with some great attorneys out here estate planning attorneys that can create structures to keep that intent of keeping these types of assets as a legacy to help for generations Because, as you know, most wealth is lost after two generations, you know.

Speaker 2:

So it's about be exactly like you're saying being proactive right on that legacy, looking at how your assets are currently allocated and distributed and looking at solutions that can maintain that legacy, not let the kids fight, create more income, more tax benefits. But if ever down the road we need or we want to dissolve and part ways, these types of structures make it very easy to do so versus a physical asset it creates so many options absolutely we've even discussed options where some of our clients were like yes, I'd love to sell, yes, I'd love to do the 1031 exchange and is there a way to get some cash out?

Speaker 1:

and there are ways. There are ways to still get cash out and still do this.

Speaker 2:

There are ways. Certain structures allow us to take our cost basis out of the property utilizing a 721 umbrella partnership. Certain structures that might have debt allows you to access equity through debt instruments, but we can exchange it to properties with debt so that we defer 100% of the taxes on that debt. There's multiple ways and things that we can do, but of course everyone's situation is different.

Speaker 1:

Unique and different.

Speaker 2:

We should always consult with our tax and legal professional. But that's one of the benefits of working right with you, noah, is that we have that team put together.

Speaker 1:

Well, and it's a collaboration of the tax advisors, the estate attorneys the financial advisors, I mean, like in the real estate professionals, all the team coming together for and it's not these independent silos, it's collaboration together 100%, because it takes a team to implement things like this.

Speaker 2:

And one thing people should know I mean, we get this all the time. This sounds too good to be true, which is why that financial instrument or financial professional is so important, because every DST is not made the same. Every property has its own inherent set of risks because, at the end of the day, we're investing in real estate and every sponsor company, the professional manager, has their own set of risks, you know. So it's important to work with a qualified financial professional and real estate professional that understands these risks, understands the 1031 process, because, going back to the 1031 exchange and the rules, yes, there is that timeline we need to follow 45 and 180, but there are other rules we need to follow too. There's certain things we need to set up when we sell the property and if those things are not set up, sorry, it's irreversible.

Speaker 1:

It triggers the tax event.

Speaker 2:

Triggers the tax event right and even if there is a natural disaster, that will not help you, Right? So it's understanding and working with the right professionals that know how to execute these types of solutions.

Speaker 1:

And having all the ducks in a row 100%, so you work again. I'm so grateful Again. Your home office and you're from Hawaii. From Hawaii, you also have an office on the East Coast.

Speaker 2:

I do In Pittsburgh, pittsburgh.

Speaker 1:

And you're working across the United States and I'm so grateful and honored to have you here. I want to dive in also to the thing that's so exciting to me is how you're working with nonprofits and your bigger vision of making an impact in people's lives.

Speaker 2:

Thank you, noah, thanks for letting me share that. But yes, our firm's mission, my personal mission, is to impact 10 million lives a year and I can't do it alone, but I can do it with people like you and nonprofits. As we know, especially after the big beautiful bill, nonprofits need as much help as they can. But most nonprofits they're so busy just delivering the services that they specialize in in our community and fundraising by putting on events like golf tournaments and galas. That charitable plan giving tends to kind of fall by the wayside. And galas that charitable plan giving tends to kind of fall by the wayside.

Speaker 2:

Now, most people who are, you know, in high tax brackets or collecting required minimum distributions or RMDs and philanthropic, they're looking for ways to create tax benefits you know tax deductions, you know do IRA to Roth conversions to create taxable assets, to tax-free assets, so that they can leave a bigger legacy to their children or just make an impact in the community. But I truly believe that the biggest underutilized asset in anyone's portfolio is real estate. You know, and no one. We spent hours talking about this and how. Due to tax changes, changes in tax codes and advancements in investment structures and legal structures in the charitable plan giving space. People that own real estate investments, who are philanthropic kind of, are sitting on the best thing since sliced bread. They have a way to take tax bombs and turn them into tax benefits. They have a way to take advantage of these charitable deductions and turn taxable assets to tax-free while still not giving up the income, actually increasing their income.

Speaker 1:

Increasing their income, but also giving to our nonprofits.

Speaker 2:

Absolutely, and can you imagine if we help every single nonprofit in your community here and the type of change that could make in your? It'd be incredible. It is. And again.

Speaker 1:

Our, our and I have so many nonprofits on the radio show regularly. The nonprofit community here is incredibly strong and we're excited about partnering with them and making it even stronger.

Speaker 2:

Absolutely.

Speaker 1:

Some of the it's so interesting to me. 72% of baby boomers regularly donate to charities. I mean like the philanthropic mindset that the baby boomers have and again, how real estate can come into play. And then the solutions you have, working with donors and then working with the nonprofits.

Speaker 2:

Yep, that number was done by Dr Russell James out in Texas Tech. You know who does a lot of studying and research in the baby boomer market and charitable plan giving and you know, as you can tell, most baby boomers or mostly everyone hate to pay taxes, right, which is why QCDs, or qualified charitable distributions, have become so popular. Where baby boomers are willing to give away their IRA distributions, give up the principal just so they don't pay the taxes.

Speaker 1:

They'd rather give it away than pay the taxes.

Speaker 2:

Imagine a structure with real estate where we can give portions of our real estate away over our lifetime and get tax deductions every year we do so.

Speaker 2:

While still collecting income, not giving up the income. Think about a structure in which we can actually take our cost basis back, which is our original investment, which will always come back to us 100% tax-free, and only donate the gain, where, in a highly appreciated stock gift, not only do we give the gain, we also have to donate the basis right. That can create so many unique and powerful tax situations and strategies that we can use, but again, we would do that in conjunction with their tax professional, legal professional, real estate professional, because again, it takes a team to implement these strategies.

Speaker 1:

It's so powerful. So again, real estate is so important for our nonprofit community. It's the high value, the sustainability, but the real estate donations are. It allows establishing endowments, large scale initiatives, I mean like.

Speaker 2:

But beyond that, you know, I always have this belief that people can do well by doing good.

Speaker 1:

Yes.

Speaker 2:

You know, and the common misconception I get all the time is that if I donate this piece of real estate which I intended to leave to my children which most of the times the children don't want because they're going to sell it the minute they get it I'm basically stealing from my children today, which that's totally wrong Misconception. Misconception With proper tax planning, proper legal planning and being able to utilize tax codes like tax deductions through tribal plan giving or combining that with a 1031 exchange. What most people end up finding out is they actually leave their kids more net after-tax assets by donating today through things like real estate gifts than they would if they just left things as is. And not only that, they can make use of those tax deductions when they're alive, which basically no one benefits from the tax deduction when you pass and they can get more income when they're alive.

Speaker 1:

It's a win, win, win across the board, win, win, win.

Speaker 2:

Because, at the end of the day, the only person that loses is the IRS.

Speaker 1:

Yeah.

Speaker 2:

And that's another win. We're fine with that.

Speaker 1:

Wow, one of the things. I mean money. I've heard this. Money's not good or bad, but it's good for the good it can do, 100%. And again it's about making a difference in the community and that's what's driving you Again this vision of how many 10 million lives a year. 10 million people lives a year is your vision 10 million lives a year. And you're doing that through helping nonprofits across the United States.

Speaker 2:

Correct.

Speaker 1:

And working with tax professionals and estate planners and donors, I mean, and this is how you're doing this?

Speaker 2:

Yes, and we're excited because at the end of the year, we'll be working with one of the largest cryptocurrency donating platforms in the nation and serving 110,000 nonprofits on their real estate gifts nationally. So it's exciting, it's amazing.

Speaker 1:

There's so many things and, again, there's so many layers to this and Troy just grateful to have the conversation. What are some next steps, maybe for somebody to have this conversation I mean we're talking about? Let's talk with your tax advisor, talk with your estate planner.

Speaker 2:

I think the first step if you are a real estate investor and interested in any one of these concepts either getting out of my headache property and moving into something because I'm tired of being a landlord and, by the way, they can get more income by doing this or I'm philanthropic and I want to understand how to better utilize these tax deductions and tax benefits that are available for me today. If they own real estate, it starts with the real estate professional Right Because, at the end of the day, we need to know what we're working with.

Speaker 1:

Right, what's the property worth? That's where you come in.

Speaker 2:

Right, and I lean on you for that. And then, the minute we know what we're working with and what it is that our clients want to achieve with that real estate asset, we will then determine which professionals we bring in. Obviously, we'll always need a tax professional. Some cases we may need a legal one or may not, but at the end of the day, again, it starts with you.

Speaker 1:

Right. Well, we're so grateful to have you as a resource for our clients, because when we're talking with our clients, whether it's their personal home, their investment property, their investment portfolio, their commercial or land it's what's the bigger picture here, what's the plan. It's not just about the first domino of selling that is. That is which, again, a lot of people just stop there.

Speaker 2:

It's what's the bigger plan and purpose behind this, and I remember you told me this one time you know what is your exit strategy, right? I mean, you know, for most people they're just going to hold on to the asset and pass away with it. You know that sounds easy enough, right, but what about you know? Swapping till you drop, or defer till you die, or upgrading your real estate today, right, going from a you know a piece of vacant land to something high quality, institutional?

Speaker 1:

Well, right, and whatever motivated our clients to do what they did to get where they've got?

Speaker 2:

Correct.

Speaker 1:

Why not think how many more people it can help, whether it's with nonprofit giving, whether it's for your own?

Speaker 2:

children and grandchildren, absolutely.

Speaker 1:

Again the time and effort and energy that our clients have put into their life. They've worked hard, they've been diligent, they've been disciplined and here they are. It's like let's take it to the next step.

Speaker 2:

Absolutely, and one thing I'm going to piggyback on that with it's so important to be proactive. We're working with a group of family members and beneficiaries right now that consists of 124 beneficiaries Wow, and we could have solved this problem. Well, maybe not because the tax code didn't exist, but if it did, we could have solved this problem 50 years ago but because no one took any proactive steps 50 years ago, fast forward today- 100 years 124.

Speaker 2:

We're dealing with 124 different opinions on what they want to do with this portfolio of real estate. I mean, can you imagine? And we recently had a breakfast with them and everyone. Recently I had a breakfast with them and it was the longest breakfast I ever attended. Everyone has their own say on what they want to do with the property. Of course they do, but at the end of the day, because none of them can agree, they had to hire a third-party trust company to make this decision for everyone. Because if we left it, up to 124 of them, we'd get nowhere.

Speaker 2:

And, at the end of the day, what made sense? 1031 exchanging those assets into these types of instruments to increase the income get out of the maintenance and the upkeep of these properties because it has so much deferred maintenance needed and capital needed to bring these properties back up to the standard to generate great cashflow in which the trust does not have the money to do.

Speaker 1:

Right.

Speaker 2:

You know taking out debt in this interest rate environment not as conducive. But to make those investments back right through income is going to take another generation.

Speaker 1:

Yeah.

Speaker 2:

Exit the asset now, but we never want our clients to be in that position, right, right. So it's so important to be proactive and, worst case scenario, they meet with you, everything's in order, everything's great, fine.

Speaker 1:

They just learned some new information.

Speaker 2:

Just got new information.

Speaker 1:

It's another way. I've said this. I hear from so many of our clients that say they're glad they did it while they could, while they were the ones making the decision before it was too late.

Speaker 2:

Absolutely 100%, and I think the problem for most people is that they don't make a decision until procrastination meets motivation, and by that point it is a little too late.

Speaker 1:

And it can, yeah, you can be behind. And so, again, this is I love that Be proactive, have the conversation. We'd be honored to have the conversation. We can introduce you to Troy, we can introduce you to our state attorneys, our tax consultants I mean it's an entire team here to ultimately help provide clarity for our clients in making the decision that's right for them.

Speaker 2:

Absolutely. Couldn't say it better than that.

Speaker 1:

Troy, so grateful to have you on the radio with us.

Speaker 2:

Thank, you so much. I'm glad to be here. Thanks for having me, Noah no-transcript.

Speaker 1:

We can help you. Give us a call, find us online at realestatebygregcom. Follow us on social media and Instagram and we're going to podcast this so you can find the Georgia Real Estate Group on your favorite podcast if you want to learn more. Have a great day and we'll see you next time.

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 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.