Real Estate Perspective That Calms The Noise

The housing market headlines can sound like a constant alarm: high interest rates, stretched budgets, and a “why would anyone move?” narrative. We slow that down and talk like real people who do this every day in Western North Carolina. Real estate still happens because life still happens, and the smartest decisions come from context, not noise. We also put mortgage rates in perspective by comparing today’s environment with longer term history, not just the recent unicorn years.

Then we shift from market talk to a tool that helps with everything from home goals to financial planning: The Gap and The Gain. When we measure ourselves against a perfect future, we stay stressed and feel behind. When we measure progress against where we started, we build confidence and momentum, which is exactly what you need when you are deciding whether to buy, sell, or hold.

We also dig into what buyers and sellers are running into right now: the median US home is about 44 years old, and that reality changes renovation priorities. We break down which improvements actually build buyer confidence, why buyers often overestimate repair costs, and which updates can deliver surprising return on investment. We cover current design trends, smart home features, and why defined spaces are getting more popular than wide open floor plans.

Finally, for investors, we explain the basics of a 1031 exchange, what “investment to investment” really means, and why planning for replacement property can make or break the strategy. If you want clearer next steps for the Hendersonville and Flat Rock real estate market, subscribe, share this with a friend, and leave a review so more locals can find the show.

Transcript

Welcome And Local Roots

SPEAKER_01 0:00

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. 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. Good morning and welcome to the George Real Estate Group Live Radio broadcast here on WHKP. Thank you so much for tuning in. Hope you're doing well. Here we are in July. Can you believe it? Time's flying when you're having fun. So much to be thankful for. And we got a lot to cover this morning. If you're tuning in for the first time ever, George Real Estate Group's located in Flat Rock, right next to the Flat Rock Bakery, Hubba Hubba Barbecue Campfire Grill, our friends at the Wrinkled Egg and uh Dogwood and all those amazing local businesses and restaurants. The George Real Estate Group's local and independent as well. We've been serving Western North Carolina for, well, in my career, for over uh 21 years. We have over 100 years combined experience at the George Real Estate Group. Whether it's your personal home, your investment property, your vacation home, a 1031 exchange land, it could be commercial. We're so grateful to serve the community through real estate. So if we can help you in any way, give us a call, 828-393-0134, 828-393-0134. And we know real estate happens because life happens. Life is happening. And regardless of the economy, regardless of the gas prices, regardless of the interest rates, the groceries, you know, the inflation, life is happening. We all experience it. And yet, again, life happens, therefore, real estate happens. And so, you know, there's an ebb and flow to real estate. And there's always cycles, by the way. You have the top of the market, which you never know when you're at the top until things start going down, just like you never know when you're at the bottom of the market until the market is going back up. You don't know until so you have the the upswing to the top, you have a downturn, you have the bottom of the market, and then you have the recovery. And it's this cycle that we can look back over the decades of real estate, and we've seen it and we've experienced it. And in my 21 years of having my North Carolina broker's license, you know, the market has changed, it's evolved, it's so fascinating to watch from a larger perspective. And yet, your unique home, your unique situation, your unique plans, your dreams, your goals are unique to you. And so we take a very custom approach, and we would be

Life Changes Drive Real Estate

SPEAKER_01 3:10

it's truly an honor and a privilege to sit down with our clients to navigate through what they're looking to do, their dreams, their goals, and their plans and how things might align. And do you sell before you buy? Do you buy before you sell? Are you are you facilitating? I I had a conversation recently with a uh past client and friend that's navigating uh you know six or seven family members that are in ownership of a a large property, which is again, that's that's a thing. And and so people are in business together with real estate. Maybe it's been inherited, maybe it's um, you know, like I said, commercial or an investment property. And we have some some information that might be critical in helping you navigate. It could be planning ahead with your estate and your trust and real estate. It could be planning ahead with your own personal home or how you want to leave your legacy to the kids, or the, you know, if you have a real estate portfolio and investments, you know, it could be raw land, whatever the case may be. We take a customized approach to your specific situation, and we'd love to have the conversation. You can call us directly at 828-393-0134. 828-393-0134. You can find us online, realestatebygreg.com, follow us on Facebook, uh, you know, Instagram. And if you're listening right now on our podcast, welcome. Thanks for listening. We we podcast all of our live radio shows. And so you can connect with us there. Be sure to subscribe. Uh, if you'd like to subscribe, go to your favorite podcast platform and look up the George Rolstead Group radio broadcast. And we'd love to have these conversations. We love to help our clients navigate through whatever it might be. Maybe you're looking to sell first and then buy. Maybe you're looking to buy and then sell, you know, whatever that situation is. But stop by our office uh in Flat Rock. I joke, we're at a dangerous location next to the bakery. You can also connect with us on the phone. You can follow us on social media or find us online at realistate by greg.com. We also have george realestategroupradio.com. George Realestate Groupradio.com. You can see our blog, you can see our podcasts, you can connect with us, uh, our different radio shows that

Rates Perspective Versus Headlines

SPEAKER_01 5:20

we have. And, you know, this is here's the, you know, there's there's so much news out there about the doom and gloom about the housing market, and there's a lot of it out there, the the the high interest rates, the the stretch budgets, you know, these all these news headlines, it's it's like why, you know, they they they're making it seem like why would you ever buy or sell right now? And yet the data tells a very different story. And this is where, you know, providing context and clarity, you know, it certainly isn't what it was during the the years after the pandemic, uh in the early you know 2020s. And I don't know if we'll ever see that again again with those interest rates and the I mean historically low. And if you put his if you put interest rates into context, I mean you're it's uh over the last 50 years, 6% was was considered, and it is not just considered, that was the norm and the average. If you look at really over the the 50 years, and and by the way, 50 years includes uh the 1980s. Uh we're actually that's gonna be within a six-year window, if you can no 50s, right? Early 80s. Interest rates were I remember my father saying anything below 10% was amazing. Can you imagine the perspective to have that today? They were thrilled if you were below 10%. And here we are, again, we're in the sixes right now. The and this is, and yet, you know, a lot of people experienced what it was during the you know, the quote unquote unicorn years with the uh you know, the low two and three percent interest rates, the the crazy bidding wars, the you know, hundred thousand dollars above asking price offers, the homes flying off the market in days, you know, 10, 20 offers on one home. And it was, I would say and argue that was a once-in-a-lifetime, once-in-a-generation anomaly, not the norm. And so when, of course, when you're comparing it to that, it looks rough. And and this is where one of my favorite books, The Gap in

The Gap And The Gain Mindset

SPEAKER_01 7:35

the Gain, talks about you know, the gap and the gain. It's a Dr. Benjamin Hardy and Dan Sullivan combined to write three of my favorite books um The Gap in the Gain, Who Not How, and 10X is easier than 2x. And this is where it's it is about perspective. And it matters what you're looking at and what you're comparing it to. The gap in the gain is this concept, and it talks about you know, this this well, here's one of the the core principles of the book. You know, a lot of people and uh and a lot of ambitious people are unhappy because they measure themselves against this future ideal, and that puts them in the gap. Again, they're not they're looking at how far they have to go to this ideal future. And the book proposes the healthier way is to look backwards actually against where they started, and that that's where he talks about the gain. You know, the gap is when you focus on what's missing. You know, I I'm not at this certain point. I'm I don't have this yet, I don't have that yet. I'm not as far as I want to be, I'm not as far along as I should be. I'm not if it's a health challenge, I've not recovered as far as I want yet. Maybe it's a financial, I don't have as much of my savings as I want. I don't have the retirement I had hoped for. I need to lose more weight. And the problem is this the goalposts keep moving, the I the ideal keeps changing. Even when you hit your goal, your mind creates this new gap. And the gain is actually when you measure progress backwards. Look how far I've come. If it's a health journey, reminding yourself where you came from in that health journey, if you've been recovering or healing from something. If it's a if it's a financial situation, look how much I've started where I started and where I'm at today. Look at where I'm at compared to where you began. And it's measuring progress backwards. And this changes everything. This creates confidence, it creates gratitude, it creates momentum and motivation, and and measure backwards, not forwards. When we measure ourselves against the perfect future, that's this you're setting yourself up for the gap and disappointment. But measure yourself against where you were 90 days ago, one year ago, five years ago. Again, it could be your health, it could be your finances, it could be your housing uh, you know, goals or dreams, it could be your faith, it could be a relationship. Again, the it's not just one aspect. And and this is where, of course, of course, your perfect ideal or your ideal future is it's helpful, but it shouldn't be your measuring stick. And of course, you yeah, if you don't have a dream, right, how can you you you you aim for something? But the in if in your vision does give direction, but this is where your progress gives you confidence. And entrepreneurs, leaders, athletes, driven people often miss the wins too quickly because they're already chasing the next goal. And so the this is why gratitude is is so important. And in fact, gratitude is a performance tool. And when you recognize how far you've come, when you've recognized the gains and are grateful for it, you become more energized and more creative and and more motivated. And and this is why comparison is is comparison. I'm I'm the quote about comparison, right? Steals your joy. The when you compare yourself to others' money, other people's businesses, other people's health, other people's success, it steals your joy, and comparison puts you in the gap. One of my favorite quotes is don't compare your insides to other people's outsides. Let me say that again. Don't compare your insides to other people's outsides. You don't know uh other people, what other people are dealing with, their journey or the challenges that they've had to overcome. And again, comparison steals your joy. And then confidence comes from evidence. Looking back at the progress you've made made actually gives your brain proof that you're capable. You can do this, you can make a difference, you can change your life. Confidence comes from the evidence, and look how far you've come, and then the gain improves relationships. Instead of focusing on what people are doing, notice how they've grown, improved, or contributed. Review, and it's so important to review your gains daily, that simple habit. Look, the the what the simple, the the the those small decisions, the small progress, the compounding, another great book, atomic habits, building on those small decisions every day, writing down the wins for the day, and looking at how far you've come. And and then the other thing is again, your gap, you know, the gap can show what still needs to be worked on. And and it doesn't define your identity or your worth. And and and it doesn't, here's the thing being in the game doesn't mean you lower your your standards or expectations, it it just means pursuing goals from great gr from a greater uh perspective, which includes again gratitude and confidence instead of the lack or pressure, and and there's this abundance minds mindset versus a scarcity mindset. And so maybe instead of saying I'm not yet at my goal weight, look how far I've I've I've come down and look at the momentum I'm building. Look, and maybe instead of instead of focusing on what I didn't do perfectly, when maybe you're raising your kids, look at the ways I'm showing up more intentionally. And maybe if you're in leadership, instead of only pushing the team towards what's next, let's celebrate. Look how far your team has come. And so this is this book is powerful. The gap in the game, and again, those other books that accompany them that stand alone, but the gap the thing is the gap, it steals your joy by measuring against what's missing. The game builds confidence by measuring how far you've come. It's again one of my favorite books.

Older Homes Mean Bigger Decisions

SPEAKER_01 15:00

Another thing that we're you know sharing in conversations frequently frequently with our clients is the the the thing is right now, this is such a fascinating piece of information in the real estate industry. The the US home the the median US home right now is 44 years old. Homes, frankly, are older. Repairs more expensive. Buyers and sellers are really thinking about the renovation in in regards to both living and their own living and and enjoyment, plus in the context of reselling. And and also, you know, the the reports are saying 50% of improvement spending is necessary for maintenance. And so this is something every homeowner, buyer, seller, investor is thinking about right now, and it's home renovations. And we're we're talking about this every day with clients as the homes get older, repairs are more expensive, and and as homeowners are having to s decide what to how to spend their money, the the tough decisions. And again, as I just shared, the age of a the median age of a home in America right now is 44 years old. And so that means the typical home here in Western North Carolina was built in the early 80s. And so you know what comes with older homes and character also comes with maintenance. And a lot of times we think about you know, the fresh paint, the the countertops, the the lighting, the the butt of the cost today for renovation and maintaining maintaining a home is actually going towards the very unglamorous things, roofs, HVAC systems, windows, electrical, crawl spaces. And and of course, those aren't exciting in one sense, but they matter. And so when buyers walk through a home, the thing that the buyer might love, of course, is maybe the updated kitchen. But guess what? If the roof is old, if the HVAC system's at the end of life, if the crawl space has moisture issues, the buyer's gonna do some math very quickly. Did you know buyers tend to two to three times overestimate the cost of doing something? Versus as a homeowner, and if you're considering doing it yourself or having it done again compared to what a buyer might estimate it to cost. And so, as a homeowner, when you're thinking about selling or even resale, the question is not just what will make my house prettier. Maybe the better question is what would give the next buyer confidence, and and some improvements actually pay

Renovations That Build Buyer Confidence

SPEAKER_01 18:05

off so much better than others. Some numbers that I heard recently, this is so fascinating. Again, where what's the best ROI return on investment? And Zillow recently had some research on this in regards to renovations with the best ROI return on investment, and you might be surprised, you might be surprised coming in at number one, 349% return on investment for a home improvement is a garage door replacement. Second was entry door replacement that came in at 216% ROI. There's other things like maybe a manufactured stone veneer, fiber cement siding, a minor kitchen remodel. And this is the true. Here's the thing curb appeal and first impressions still matter. And uh and a lot of our homes in Western North Carolina have character, which is amazing, you know, but but often comes with a cost in maintenance. And of course, buyers love the kitchen, but they're really looking at the roof, the HVAC, the windows, the repairs, the exterior condition. And sometimes the best improvements are are not the always the flashiest, they are the ones that create confidence in a buyer. And maybe you as a seller want to spend some money on some countertops, but if the buyer can't get past the fact that the roof needs replacing, the HVAC systems at end of life, those countertops are only gonna go so far. And and be careful about those TV shows. The flipping on TV is not as easy as they make it look. Frankly, the higher costs, the tighter margins means investors are really they gotta know their numbers, or otherwise it's gonna be an expensive learning lesson. And so in this market, the homes that stand out are really the ones that are that feel and are maintained, cared for, you know, move in ready. Some some some interesting you know, talking points that uh renovations that actually might have a negative impression on a buyer. You you might be surprised about this, but swimming pools can be a negative. Uh granite countertops, people are moving towards other types of solid surface, koi ponds. And here's the thing you want to renovate your home for how you live, but you want to think about the investment side too, and how the market might respond to the work you're doing on your home. Also, guest bathrooms are getting more attention. Uh recent article said in 2025, 25% of homeowners updated the guest bathrooms. Just under the top project, which was kitchen remodeling at 26%. Gray is fading out. People are going more towards natural and earthy tones. Also, the all white or monochrome look is starting to feel dated. The smart home features are are very popular. The therm the smart thermostats, the doorbell cameras, the smart lighting, and the tech. And smart lights are actually one of the easier and more economics.

Design Trends Buyers Notice Now

SPEAKER_01 22:00

Grades, upgrades. Another interesting shift is open concepts actually losing popularity. People want more defined spaces, especially after COVID, as a lot of people work from home and need separation between the living, the work, and the family. So all these things are things that we discuss with our clients, and it's about value. One of my favorite things to remember is price is only an issue in the absence of value. When the value is there, the price is is irrelevant. Right? I I mean take that with a grain of salt, but buyers, and and this isn't just about houses. This could be the value of your service you're offering. It could be the value of the product. It could be the value of again, price is only an issue in the absence of value. And so when when and again, when we are working with our clients, it's we don't take it lightly for what we negotiate and charge to for our services, and yet the value outweighs the cost. And and we're here to help and navigate and and facilitate and be an advisor for our clients. And it's it's really we love. And this could be this is I mean, we're we've been like I said, we I've been doing I've had my broker's license for over 21 years. Our team has over a hundred year years combined experience. We love serving our community, we love navigating through life with our clients, the friends we've made, the the opportunity to serve. It really is a privilege and honor to help our clients navigate through those things. And we'd we'd love to have the conversation. I another thing I I'll touch on in wrapping up, something we've been helping our clients with specifically, and which is so interesting, is helping our clients. We and we we we work across the gamut. I mentioned earlier, whether it's your uh it could be a vacant lot,

1031 Exchanges For Investors

SPEAKER_01 24:10

it could be a hundred acres, it could be your personal home, it could be your second home or investment property or commercial. And this is something we've been helping our clients with is with 1031 exchanges, and it allows investors to move the capital from one property to another. You could sell, and it's and it does people thought, and there was a misunderstanding that these things, you if you sold land, you had to buy land. If you sold a house, you had to buy a house. If you sold an uh a commercial, you had to buy commercial. But no, it's defined as investment to investment. You could sell raw land and buy an apartment building. You could sell an apartment building and buy land. You could it whether it's multifamily, rental homes, land, you know, that this is where and and really investors are able to keep the equity working for them, move it into a different asset, instead of paying the capital gains, instead of having to recapture depreciation and other potential taxes at the at the time of sale, the 1031 exchange is not for your primary home. That's a there's some other tax codes and benefits that you do get to uh take advantage of when you're selling your primary home, which we talk about a lot. But this is this applies to real estate for investment. And so deferring the capital gains. And this is where we work in concert with a qualified intermediator, an attorney, your financial advisor, a CPA. And this is where and this the most challenging piece for a lot of people is the having the replacement properties. And and frankly, I don't know if I would recommend selling an investment property unless you had the replacement property in place. And of course, we're not giving tax advice, legal advice, investment advice. Every single situation is different. But and and this is where we work in concert with your attorney, your CPA, your financial advisor, we work with a qualified 1031 exchange professional, and we're helping our clients navigate through. And this is not this is this is where this is where maybe you've fully depreciated your real estate, and maybe you had so much appreciation on your your real estate, and you might want to sell, but you of course you're gonna hesitate because you don't want the big capital gains bill. And this is where 1031 exchange can actually give you a path to reposition that equity without triggering all the taxes immediately. And of course, this is not a one size fits all strategy. The the right question is not simply can I do an 1031 exchange? The better question is can we look at the the pitcher, your entire pitcher, and again, with the other team of professionals, and and does this accomplish your income goals, your estate goals, your tax goals, your lifestyle goals? And we really customize it to your specific situation. Maybe you're an individual that has a significant portfolio, maybe you're in ownership with 10 other family members and looking for a way to unwind the business together. And we have solutions, we have uh things, information that you can consider, and this is where the more you know and and taking advantage of things that you weren't aware of, and we've been doing this. We the team we've been doing this with for a number of years, uh, in the 1031 exchanges, the amount of experience and uh again, when we you bring in our the attorneys, the estate attorneys, the tax advisors, the CPAs, the financial advisors, we're working in concert for our clients. And so I I touch on that at the end of this because we we're helping so many clients navigate through this and helping our clients with their estate goals and their tax strategies and their financial advisors, you know, in a concert. We're working for our clients, and and you might find that

How We Help And How To Reach Us

SPEAKER_01 28:25

very interesting when and if the time is right, and we'd love to have that conversation. You can call us, the George Real Estate Group, at 828-393-0134-828-393-0134. We love serving our clients, whether it's your personal home, your investment property, your estate planning, your tax strategies. We love helping our clients navigate through all of this. It's truly a privilege and honor. By the way, we're growing. If you've ever thought about a career in real estate, we're hiring, we'd love to have the conversation. We're here uh every week, and we'd love to connect with you. Find us online at realestatebygreg.com. Also, follow us on social media. We'd love to connect. You can call us directly again, 828-393-0134. Thank you so much for tuning in. We'd love to connect. Have a great day, have a great week, and we'll see you next week.

SPEAKER_00 29:34

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.

SPEAKER_01 29:54

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 the most. We understand that real estate isn't just about the house. It's about transition, timing, and trust. We have to families and what North Carolina makes more. Closer to nature, closer to the family, closer to So when you're ready to write size, simplify or start fright. We'll be here. The George Real State Group. Trusted proven. Call it today, eight, two, eight, three, nine, three, zero, one three, four. Find us online at real estate by crack.com because your next chapter deserves to feel just right.