George Real Estate Group Radio Broadcast

Keep The Orchard, Skip The Panic: Real Estate Without The Heartburn

• George Real Estate Group

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The market finally took a breath, and that pause is powerful. We break down what a steadier pace means for buyers and sellers in Henderson County and across Western North Carolina: balanced pricing, longer days on market, and room to make clear, confident decisions. Then we move from numbers to know-how, sharing why pre-listing inspections create transparency, reduce surprises, and often lead to stronger offers with calmer closings.

We also get practical about legacy. If land values, taxes, and maintenance are nudging hard choices, there are options. We unpack how 1031 exchanges and DST structures can help families transition appreciated property into diversified, income-producing investments without an immediate tax hit. These strategies aren’t abstract—they’re real tools for protecting wealth, shifting management burdens, and keeping the region’s soul intact. It’s stewardship for today: preserving farms, orchards, and the character that draws people here in the first place.

Along the way, we talk about what a full-service team actually delivers: trusted inspectors, smart pricing strategy, market analysis, and hard truths when a deal stretches your budget. We share stories of first homes won with heartfelt letters, locals returning to new price realities, and downsizers trading square footage for freedom while honoring their equity. Real estate here is more than a transaction; it’s a chapter in a family’s story, and the right plan turns decisions into peace of mind.

If you’re buying, selling, or mapping the next chapter for your land, we’d love to help you build a strategy that balances numbers and roots. Subscribe, share this episode with a friend who needs clarity, and leave a review to tell us what question you want answered next.

SPEAKER_00:

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 George Real Estate Group Radio.com for more information.

SPEAKER_02:

Good morning and welcome to the George Real Estate Show. My name is Taylor Harry, and today I'm filling in for Noah George while he is spending time with his family that's ill. We are lifting the whole George family up this morning and wishing them a peaceful and steady recovery. It's an honor to sit in the seat today for Noah. I'm a proud Hendersonville native and I get to share what's happening in our market, what's happening in our mountains, and how families can protect the land and legacy that make this region what it is. Let's begin with the pulse of the market. Right now in Henderson County, we're sitting in a steady grounded chapter. The median sale price is around$457,500, which is just a slight softening, about 1.6% down from last year, but still strong. Our median listing price sits higher at approximately$539,575, showing that sellers still have the confidence in the long-term value of their properties. We are also seeing median days on market rise to about 96 days, which sounds like a lot, but it simply means that buyers and sellers have more breathing room. We're returning to a sane pace where people can make thoughtful decisions instead of rushed ones. Rental trends reflect a community that continues to attract newcomers. The average rent in Henderson County is sitting around$2,121 a month, signaling strong demand across the board. Zooming out into the broader western North Carolina region, this story is much the same. WNC's medium home price has risen about 3.8% year over year, landing near the$367,800 mark, and average days on market are around 63 days up from last year, but completely in line with a stabilizing market. This isn't a boom or bust moment. It's a balanced, thoughtful chapter where buyers have choices, sellers have opportunity, and strategy matters more than speed. And speaking of strategy, this week we had a powerful refresher on the importance of preparation. On Tuesday, our team had the pleasure of hearing from Jim Rawlings of Quality Home Inspections. Each Tuesday, we have a staff meeting over at the George Real Estate Group office. And NOAA is amazing about bringing people in to sort of be guest speakers to help inform our agents just about the different resources available to them as buyers and sellers that they can then provide to our clients. And Jim Rawlings is just, you want to talk about a salt of the earth, um amazing representation of quality and respect in Western North Carolina. He is the epitome of that. Jim has a knack for taking something that is technical and making it feel like common sense. He talked with us about the value of pre-inspections, which is a tool that many sellers overlook. You definitely don't want to have to spend more money. You're trying to sell your home and trying to make money, and you don't want to spend money that you don't have to spend. But at the end of the day, it is often that a buyer will request a home inspection. So he gave us this amazing dissertation about the value of pre-inspections. And he explained how getting a pre-inspection done before you're listing and before you're selling your home, it gives you a roadmap. You know what needs attention, you know what's working well, and you know how to price realistically and confidently. That's something that anytime you're wanting to sell your home, you know, you go and you hire an agent, and the agent tells you, well, this realistically, based off of everything that we can see, is the price that your home will sell at, actually sell at. And the buyers frequently they're like, well, let's list above. And then, you know, we can come down off the price, which is fair and valid. And you have the right to do that. You're the one selling your home. But always that recommendation to sell at a certain price is based off of everything else that's available in the market. And that's without a pre-inspection. So we're we're giving you the best price to sell at based off of everything else that's sold that looks like your property, but even still, there's an unknown, right? So Jim emphasized something that really, really resonated with everyone in the room, which is that sellers who invest in pre-inspections often end up getting over-asking price because buyers appreciate the transparency and the trust that it builds. It brings calm to both sides of the table and prevents those last-minute panic moments when a buyer's inspection reveals something unexpected. Fewer surprises means like smoother closings, happier buyers, and a lot less stress all around. You know what you're getting into from the beginning. And also, you as a seller, I mean, it there's there's no faking truth and transparency, and it just means so much when you are going to buy a home and there's already been a pre-inspection done. That idea of preparation, of knowing your ground before you move fits beautifully with the heart of today's show. Western North Carolina isn't just a place where people live, it's a place where people belong. These hills are carried forward by families who have walked the same land for decades, sometimes a century or more. Farms that fed entire communities, orchards that trace the seasons like clockwork, old barns, winding creeks, blackberry thickets, and pastures that are filled with memories. I have many of those myself growing up, you know, learning how to drive a car in the bottoms of a field out in Enneville. You know, that's all very present here. It's something very real that people really seek out. This region has been shaped by people who chose to stay, people who chose to keep agriculture alive when other parts of the country paved right over theirs. Our newcomers fall in love with this area, not just because it's beautiful, but because it feels rooted, it feels lived in, it feels held, it feels like a hearkening to just a different time when morals and values and work ethic and everything were a lot different than they are in in a lot of this country now. You can see that lineage in our proto stance, in the Apple Barns, and the way that the Friday night football games feel like reunions for the people that grew up and lived here, and the quiet hospitality that moves through these mountains like a steady stream. Folks that still open doors, volunteer time like all of our hometown heroes on Friday, treating neighbors like family. That is the heritage people come here seeking, and it's why the decisions families make about their land matter so deeply to them. Many of our long-established families, for many of them, things are changing. Land values have risen dramatically, taxes have climbed, and the work of maintaining acreage, orchards, or older homes isn't always easy to pass down. Um, families who never imagined selling suddenly find themselves wondering if they have a choice. You know, there are a lot of families that it was expected. You grew up working on a farm here and you were going to grow up and do that. And you know, as times have gone on, we see a lot of our kids and grandkids and younger generations go to college and do other things, which is incredible. It's what it's what we want for them. But then that leaves in question, you know, this family land or this family business that has gone on for so long. And it can be a really emotionally, financially, logistically challenging situation for a lot of people here, and particularly right now. Um, living in this area has gotten more expensive and more costly. And even if you're a farmer, your your property taxes have still gone up because we've seen such an influx of people moving here from other areas. So it's it can definitely be a challenging time for the people that have held generational land here for for quite some time. And more than anything, it's emotional. Um, you know, we all understand the numbers of finances and can make decisions based off of that. But when you tie in these big emotional feelings of loss or change, then it it makes everything a lot harder. So, you know, people wonder if they have a choice or not. They do. They do, they have a choice. That's where options like 1031 exchanges and DSD style investment structures can come in. Now, this is something that the George Real Estate Group is able to offer, and Noah would be much better speaking to you about this, but I know just enough to be dangerous about it, and I have seen it happen in real time with so many of our clients just recently, people that are looking to sort of maintain everything that they and their family generationally have created. And it's it's a really, really impressive and powerful tool. They're not dry financial tools, these are lifelines for families trying to preserve what the generations before them built. These strategies help families trans transition their property without losing the wealth inside of it. They reduce the tax pressure, they shift management responsibilities, they make room for passive income, they turn a heavy decision into a thoughtful one that benefits their family for generations to come, much like the hardwork land that helped build the backbone of these very tight-knit family ties that they hold so dear. When local families have access to these tools, it keeps our region intact. It prevents rushed sales, it keeps farmland from becoming parking lots, it keeps orchards from turning into storage units. It helps maintain the soul of Western North Carolina, the landscape, the culture, and the identity. And that's stewardship modernized. That's a stewardship of this land in a different way. And stewardship has has looked like one thing that many of us that grew up here know very well. I can remember shelling peas and picking squash and getting totally cut up by the sticky leaves in my great-grandparents' farm out here in Fruitland. And that kind of stewardship is modernized, it's transformed into what we have today and sort of these different options financially and in the real estate realm. It's exactly the kind of work that we are honored to do with the George Real Estate Group. We're not just here to help you buy or sell a home or property. We're here to help you understand all the options. We're here to help protect families' generational wealth and help investors and landowners create solid plans for the future. We're here to help walk people through transitions with clarity and courage, whether it's your first home, your forever home, your family's farm, or a commercial investment that you want to reposition. Real estate here isn't just a transaction, it's a chapter and a family story. You don't have to be a local to come here and write a story here. We have a lot of locals that have been here for forever, and you know, their story may feel in jeopardy right now, but there are an immeasurable amount of people that move to this area that want to write a story. And, you know, a beautiful thing is that maybe there are people that have lived in, grew up and have generations that have lived in a city somewhere, and they're looking to write a story where now they're on a farm and they want that to be the next chapter of their family's story, and there are families here that can pass that on and pass that knowledge along, and that is just the through line of what this area is able to provide. So, you know, there we're if someone has a need, there's always someone that has an answer, a response, or a provision. So that's one of the beautiful things about all of the different offerings that we have at the George Real Estate Group, is that you can help your family transition, maybe another family, into this beautiful thing that that you helped to write and they get to continue on. So if you're wondering what your next chapter could look like, whether you're buying, selling, planning ahead, or exploring what's possible, our team would be honored to help you and guide you. Um, this is not just some vapid, like we want to, you know, make an amount off of the sale of your home or your property. I think it's really easy for anybody that partners up with a real estate agent. They're like, well, I just want to list it, you know, for sale by owner because I don't want to pay this agent their percentage. I have been that person. I can tell you wholeheartedly that I did not understand the value of having a real estate agent. Not only do you get listed on, you know, all the different sites and MLS, and you get the visibility with these other agents and yada yada yada, you get the absolute expertise of these people and everyone they're connected with, like Jim Rawlings, like different attorneys that are gonna help you in closing. Um, like with NOAA and the 1031 DST exchange information, helping transform your property into something that is actually like a generational investment that benefits your family for much, much longer than what you ever dreamed it could be. You know, there's something about the rhythm of these mountains that helps people feel anchored, and you hear it in the creeks and the orchards and the way that neighbors show up for one another, and they they move here thinking that they're choosing a new zip code, and they realize that they've stepped into a community that runs on real connection. It's one of the biggest reasons why people stay, and it's one of the reasons why our market remains strong even when the national headlines and the national numbers are are more uncertain, because what people gain when they move to a place like this is far beyond any number that can be quantified on a piece of paper. Um, I would say any small business, whether it's a banker, a real estate agent, a grocer, uh MM meatlocker who I love dear, you know, local businesses that are here and from here and have been here for forever, it is just a completely different experience than what most people have living anywhere else. And that that is true in real estate as well. And there are all different situations that are going on in Henderson County with people buying and selling homes. You know, we see people that are listing homes and trying to downsize. They have homes that they used to have children and grandchildren in, and now, you know, their kids have moved to different places and they need something that's smaller, they need something that's more manageable, and they don't know what to do. They don't want to lose out on their equity and their home. You know, they spent their whole lives living here, and there's some sorrow that comes along with that, but at the same time, you could wind up in a much better place, and someone else and you family can move in there and kind of pick up where you left off. There are people that are moving back here. There are a lot of my friends that I didn't move away, I stayed here, but there are a lot of my friends that, you know, moved away to Charlotte or, you know, bigger cities, Los Angeles or Austin or Dallas or Nashville, and now they're moving back home, they're getting married, they're having children, and they remember and realize what a great place it was to grow up in. But now they're moving home at a time when home prices look nothing like what they did when their parents bought a house here when they were growing up. And they want to come home, but there are a lot more roadblocks financially for them. And even still, you know, they're used to working in some big city environment where the pay is higher and they've been able to afford, you know, a certain lifestyle living in a bigger place, making more money, and they move here, and the home prices really are not that different from living in a big city, but maybe there's not as much like job opportunity for people that are in the sector that they're in. You know, there are challenges all across the board for people in every walk of life and and generation, but a a wonderful thing is that when you get hooked up with an agency like ours or any any business like this that is local, that lives here, that knows what's going on and knows the pulse, as I talked about the last time I was on the show. You know, when you buy a home here, oftentimes you're recommended it's recommended that you write a letter to the seller. And especially if there are multiple offers, it's a good deal, it's gonna move quickly, you're encouraged to write a letter to the seller and just explain, you know, why you want to live in this home, why you're moving here. The difference between here and a lot of other places is that those sellers read read those letters. Those things matter to them hugely. There, there is a moral and emotional component of everything that goes on in this community that is just very genuine and very different than a lot of other places. And that is a beautiful thing. I myself was able to buy my first home here in town from a family that I had known who were also local people that live here, and their story when they sold us our home at a very fair price, they they said that when they were first-time homebuyers, they were living in Ohio at the time, they had nothing. They didn't have enough money to put down for a down payment, and they wrote a letter, and those people said when they had bought a house, somebody helped them and they wanted to pay it forward. And so when we bought our home, they didn't forget that. This is decades later. They didn't forget that that had been done for them, and they did it for us, and it changed our lives, and it allowed my children, you know, a place to grow up in, and we hope to do the same thing again, you know, in the future. And that that kind of generosity and and kindness and care and also hard work, you know, those people not only were given a gift to get their feet on the ground and get started, but they carried it forward. They started their own business here in town and were successful and provided that generosity to everybody that came across them from that point on, and that that paid back to them tenfold. And then when they had the opportunity to do it again, they did. And it had the same indelible mark on us that it had had on them. And that that is the real like generational hand-me-down, not land or property or whatever. That is the really valuable generational um through line that makes this place special and makes it what it is. You know, one thing we see every single week are families who come to Western North Carolina just to look around and they end up falling completely in love. And maybe it's the cooler summers or the seasons or the culture of slower living that still very much feels alive. But the truth is, most people are craving what this area gives so naturally, which is peace and space and a sense of belonging and family and community. You know, we all want that porch view or the trail at the end of the street, the feeling of stepping outside and being able to hear our own thoughts, knowing who your neighbors are, knowing that if something happens to you, someone is going to come alongside you, whether you like it or not, which you can ask Noah, you know, this morning, he was adamant that he was gonna come in here today and do this radio show. And and, you know, many of us were were firm in telling him that, you know, I may not be able to do this radio show as well as you do, Noah, but I can absolutely tell you that your devotion to everything that you do and your job and in your family is so impressive. And we want to give to you today, you know, that rest and that peace that that you can spend time doing what you need to be doing instead of helping everyone else today. And that is just a categorical element of people that live here. They're so ready and willing to give that oftentimes they are they don't recognize or even want to give to themselves. And so the rest of us have to step in and say, no, you know, today is your time, today is your rest, it's your peace. And so I'm grateful that I can be here and, you know, give him give him that space. You guys have to unfortunately deal with and bear with me in the meantime. But he is an incredible real estate agent. I have been working with him for just a little while now, a few months, and I can absolutely tell you that the genuine generosity that he shows everyone that not only works with him, but all of his clients. I don't think I've seen him meet a stranger. Uh, that's indicative of many, if not most, of the people that live here are from here and work here. But he really embodies that to a T. So, you know, we have to brag on Noah. And the way that this team works, the way that this real estate agency works, I would say the difference in his agency and maybe any other agency that I've come across is that they are not just filling out paperwork and doing what I believed real estate agents did. You know, you're not just getting someone to file papers, you're getting a full team that brings decades of experience from not just North Carolina, but from across the country and across all different kinds of markets. They have deep market knowledge and genuine care for the people of these mountains, but also just people in all different walks of life. We provide resources that go far beyond the basics. You know, there's pre-listing preparation, pricing strategy, market analysis, legacy planning, uh, family conversations. Sometimes I we I joked the other day on Tuesday, I said, so basically to be a real estate agent, you also have to have a psychology degree. And Patrick, who's our amazing uh, you know, financial guy that comes in and educates us on rates and everything, he said, Yeah, it's the same thing in banking because you you are sitting there talking to people who sometimes are in a really challenging moment in their lives. It's really stressful. You know, they don't they don't have the money and they've got to move, or their house isn't gonna sell for what they need it to, or they whatever it is, right? And you're you're sitting there in and Patrick and Noah said it perfectly. You know, you're the when we're talking to our clients, we're not advising them so that we can make the top dollar. We're we're thinking about okay, yes, they could technically buy this house, but what if in six months their hot water heater goes out? They're not gonna have enough money to replace it. Like their their goal is not to advise somebody into something that is above their means or that is going to put them in a bad situation. And that is incredible. That is just when you're working with a team like that that's gonna tell you, no, I don't think this is the right move for you, because we don't want to put you in a bad situation moving forward, even though you may get what you want right now, it's not really this is not the most beneficial option for you. I mean, that level of honesty is is incredible. Um, and that's how you get, you know, quantity over quality, right? And and quality will always pay dividends in the end. Whereas if you're pushing people just to make sales to make your percentage, then you're gonna get bad reviews. You're gonna have people that are are not gonna trust your business anymore. And so when you're looking around for somebody to help you buy or sell your home or work on your investment strategy, I would say that that is a great metric to look at. If you're thinking about buying or selling, or just have questions about what's possible, please give us a call or stop by the office. We would love to meet you, share a conversation, and help you take your next step with full confidence. Whether you're planting new roots or passing the torch to the next generation, the George Real Estate Group is here to walk you every step of the way. You can give us a call at 828-393-0134 or stop by us at the Rainbow Row in Flat Rock, which is kind of across from Carl Sandberg next to the Flat Rock Bakery. And let's talk about where your story can go next. Come home to the mountains. You will be glad that you did. And Tippy is here, he's the nicest person I've ever met. He is helping me out today. He's gonna he's gonna help walk me out. But it was wonderful speaking to you, and Noah will be here tomorrow.

SPEAKER_00:

You still have it. Every decision, every step, every next chapter is yours to choose. Selling your home isn't about letting go, it's about opening the door to more freedom, more time for what you love, more energy for the people and passions that matter most. At the George Real Estate Group, we believe independence isn't behind you. It's right here, right now. Our team goes beyond buying and selling. We're here to help you protect your wealth, preserve your legacy, and make sure Uncle Sam doesn't become your biggest benefactor. We'll guide you every step of the way towards your next chapter, your next opportunity, and your freedom on your terms. Call us at 828-393-0134. Find us online at realestatebygreg.com.

SPEAKER_01:

Thank you for listening to the George Real Estate Group Podcast. Tune in next time for more industry news, updates, and real estate tips. You can reach Greg, the George Real Estate Group, at 828-393-0134 or at realestatebygreg.com.