August 11, 2025 • 29 mins
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.
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Episode Transcript
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Speaker 1 (00:00):
Hello friends, thank you so much for being here.
This is the George Real EstateGroup podcast, which is a
production of our live weeklyradio shows hosted on multiple
radio stations here inHendersonville, north Carolina.
The George Real Estate Groupserves Western North Carolina
and upstate South Carolina andit is a privilege to share
positive news about our localreal estate market and community
(00:23):
.
Thanks so much for subscribingand, of course, if you have any
real estate questions or if wecan help you in any way, be sure
to reach out.
Visit us atgeorgerealestategroupradiocom
for more information.
Good morning and welcome to theGeorgia Real Estate Group live
radio broadcast here on thequeue every Monday morning,
(00:43):
sharing with you positive newsabout your local real estate
market and community.
We're so grateful to be herewith you on this rainy Monday
morning.
But what a beautiful weekend itwas, and it seems unusually
cooler than most Augusts and wecertainly had the sweltering
heat in July.
But just thankful, I mean.
We love Western North Carolina.
(01:04):
We love the four distinctseasons, the mild climates, the
quality of life, all the reasonswhy so many people move here
and so many people are cominginto the area and we hear this
story all the time People theyhave their first experience here
, whether it's, you know, comingto visit friends or family or
the wonderful differentfestivals that we have downtown
(01:26):
Hendersonville, or going campingor hiking or apple picking, or
they're here to drop their kidsoff at camp.
I mean so many reasons whypeople come visit the area and
they get the bug and they saythis is where I want to live.
They experience the amazingpeople that live here, the
amazing community we live in thedowntown, plus all the other
communities that are here, theamazing community we live in the
downtown plus all the othercommunities that are surrounding
(01:47):
downtown Hendersonville.
And then all the wonderfuloutdoor activities, the hiking,
the beautiful mountains that welive in just so much to be
grateful for.
And so it's a privilege andhonor to help our clients
navigate through buying andselling real estate in whatever
market we're in.
The market is the market.
It's certainly interesting.
(02:08):
This is my 20th year of mybroker'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 intothe weeds versus look at the
forest.
But the market's the market.
The interest rates are theinterest rates in real estate is
such a life driven event and we, we look at the numbers,
(02:29):
because the numbers tell a story, and yet we just have to.
We get to navigate through thecurrent interest rates or we get
to navigate through, you know,the, the current inventory, and,
and, and yet you individuallyhave to decide your unique
situation, your unique home.
You know, are you looking todownsize or upsize or right size
(02:52):
, or maybe you're moving into aretirement community, maybe
you're figuring out what to dowith your investment property,
or maybe you have large landtracts that you've been paying
taxes on, or maybe you inheritedit and you're trying to figure
out what to do.
Whatever it might be, it couldbe commercial, it could be
investment properties, it couldbe land, it could be a personal
(03:13):
home, and there's so manynuances between any of these
properties and the taximplications.
And we work with taxstrategists and we work with
attorneys and financial advisorsand we're here to provide
clarity and knowledge so you candecide what's right for you as
you take an evaluation of yoursituation and then we put
(03:35):
context on the market and what'shappening, and I always love
just providing some clarity andwhat's going on.
You're in specifically HendersonCounty in just the last seven
days.
Let's just start there with aseven-day snapshot.
There's been 37 new listings,there's been 63 price
adjustments, there's been thisis amazing 50 homes have gone
(04:01):
under contract in the last sevendays and there's been 28 homes
closed.
That's a seven-day snapshot ofthe market.
Now also, let's take a look atwhat's happening when we look in
the market as of July.
The numbers are coming togetheras of July 2025, and these
(04:23):
latest numbers are from CanopyRealtor Association.
There's a lot to unpack Now.
A number of these are undercontract, but when you combine
under contract and active, rightnow there's some 810 active
homes for sale.
And at the same time last yearexcuse me, at the end of July
(04:44):
there was 810 homes Compared to557 the same time last year.
There's been a 45 increase ofinventory, and so our month's
supply of inventory and that'show long it would take for
everything to sell in the marketif no new listings came in has
jumped from 3.7 months to 5.4months.
(05:05):
And why is that significant?
Because for years we've been ina very tight seller's market
with homes flying off theshelves.
So now, with over five monthsof inventory, we're moving
closer to a balanced market.
Buyers have more choices andsellers you got more competition
(05:26):
.
But now let's look at pricing,because that's what everybody
wants to know.
The median sales price for Julywas at $465,245, up 4.5% from
last July, and the average salesprice for the month was even
higher $548, which was actuallya 9.3 increase from last year.
(05:48):
So, yes, prices are stillstrong, but the story changes
when we look year to date.
Year to date, the median isactually down about a half a
percent and the average salesprice is basically flat.
So this tells me we've stillgot stability in the market, but
(06:09):
not the runaway price jumps wesaw a couple years ago.
And what about the activity?
Well, new listings in July weredown slightly, about 1.5%
compared to last year, but ifyou look at the whole year so
far, we're up 12%.
More people are putting theirhomes on the market Now pending
(06:32):
sales, that's, homes undercontract.
We're down 7% for the month ofJuly and closed sales homes that
actually made it to the closingtable.
We're down almost 10% in Julycompared to last year.
But this is the interesting, thenumber that really stood out to
me in this report when we lookat the month of July 2025 for
(06:55):
Henderson County and when welook at year to date but days on
market.
A year ago in July, it took anaverage of 38 days to sell a
home.
This July it was 59 days.
That was a 55% increase.
And then when you look at yearto date, it's a 62 days compared
(07:16):
to 45 days last year.
So that's an extra two weeks onthe market on average so and
when we look at the cumulativedays in the market, factoring in
relists, that's up 70 days thisJuly compared to 45 last year.
So what does it mean in plainEnglish?
It means pricing andpresentation are more important
(07:38):
than ever.
You can't just throw a highnumber on your home and expect
multiple offers in the firstweekend, like we saw in 2021 and
2022.
You got to get it right thefirst time, because the longer
you sit on the market, the morenegotiating power shifts to the
buyer.
And speaking of negotiatingpower, sellers last July were
(07:59):
getting 96.8% of their originalasking price.
This July 93.4% price.
This July 93.4% that's a dropof about 3.5%.
So on a $500,000 home, that'sroughly a $17,000 difference
from list to final sales price.
And so buyers are negotiatingmore and sellers are having to
(08:22):
adjust.
So let's look at this from bothsides.
For buyers, this is the mostbreathing room you've had in
years more homes to choose from,more time to make decisions and
a little more leverage at thenegotiating table, and you can
still expect strong competitionfor the best properties.
But the days of 10 offers in 24hours are not the norm anymore
(08:48):
For sellers.
It's a good time and it's stilla good market, but you got to
price it realistically, prepareyour home well and have a solid
marketing strategy.
The homes that are selling fastand for top dollar are the ones
that check all the boxes fromday one Professional photography
, strong online exposure and theright price.
(09:08):
So the bottom line is HendersonCounty real estate's shifting.
We're still in healthyterritory, but the market is
normalizing and strategy mattersmore than ever.
So if you want to know whereyou stand in this market,
whether you're buying or sellingor just curious about your
home's value let's have aconversation.
You know knowledge is power andthe right plan can make all the
(09:30):
difference in today's market.
We are actively working everysingle day, having conversations
with buyers and sellers, withreal estate professionals, with
investors.
We have our finger on the pulseof the market.
You can call us directly at828-393-0134, 828-393-0134.
Find us online atrealestatebygregcom.
(09:53):
We love having theconversations.
We're so enthusiastic andpassionate about advocating for
our clients and we'd love toadvocate for you.
You can also follow us onsocial media.
We podcast all of our radioshows.
You can find it on yourfavorite podcast platform.
We're located in Flat Rock.
We're on Rainbow Row.
You can check in and you canstop in say hello anytime.
(10:15):
We love promoting our listings.
We have an incrediblephotographer we work with.
I mean, we love helping ourclients navigate through the
buying and selling.
Now this is anotherconversation.
Again, you might think that youcan save some money selling your
home on your own.
(10:36):
This is so interesting.
The data showed homes listedwith a real estate agent sold
for 15% more than those thatsold without one.
And just think about it on a$400,000 home, that's a $60,000
difference and that's not arounding error.
That's real money left on thetable.
So the question becomes is itworth to try and sell your
(11:00):
biggest asset on your ownwithout the experience, the
marketing negotiating skillsthat a real estate broker brings
to the table?
And again, a few years back atthe height of the experience,
the marketing negotiating skillsthat a real estate broker
brings to the table.
And again, a few years back, atthe height of the market, you
could get away with putting asign, taking a few cell phone
photos and letting the offersroll in.
But today's market, we're in adifferent market.
In fact, the inventory levelsin July, according to
(11:24):
Realtorcom're the highestthey've been any July since 2019
.
So it means more competitionand more options for buyers.
If your home doesn't stand outonline in price and condition or
in presentation, it simplywon't get attention.
So it matters.
It matters when you'reconsidering selling.
(11:47):
Again, your biggest asset, yourreal estate, usually is your
biggest financial transactionyou'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 getdata, to get information, to get
a second opinion and again,it's worth having the
conversation.
But today's market requires asharp pricing strategy, proper
(12:12):
preparation and staging, highquality photography, broad
strategic marketing, contractand inspection, savvy
negotiating skills thatultimately protect your bottom
line.
And if you're not doing allthat, let's be honest, most for
sale by owner sellers aren't.
You're probably leaving moneyon the table.
And this is interesting too.
According to the NationalAssociation of Realtors, the
(12:34):
percentage of people whosuccessfully sell without an
agent is at an all-time low andwhy it's no surprise 21% of for
sale by owners last year endedup hiring an agent anyway, after
struggling to sell their homeon their own, according to
Zillow.
So the stress, the uncertainty,the tire kickers, the lowball
(12:55):
offers it's more than mosthomeowners want to deal with,
especially when the reward justisn't there.
So we'd love to have theconversation.
There's no pressure, there's nocost, there's no obligation.
You can give us a call at828-393-0134.
If you're thinking about selling, don't go about it alone.
Contact the George Real EstateGroup.
We know how to get it doneright in today's market.
We'll walk you through whatyour home could sell for, how to
position it, how to make sureyou don't leave any money behind
(13:19):
, and it's everything frompricing your home correctly from
the start, making sure youstage and prep your home for the
showings, marketing itprofessionally, handling all the
showings and the contracts andthe negotiations, understanding
the neighborhood and the trends,and how to position your home
to sell for top dollar.
We'd love to have theconversation.
Bottom line is an agent isn'tjust a nice to have, it's a
(13:44):
competitive advantage, and somuch so that the North Carolina
Real Estate Commission requiresreal estate agents to disclose
their real estate agents becausethey have an advantage over the
public and so you have todisclose.
And speaking of disclosing, theNorth Carolina Real Estate
Commission requires real estateagents on the first substantial
contact to share a brochure onworking with real estate agents
(14:09):
and it's a disclosure documentthat if you're having a
conversation with a real estateagent and they haven't shared
that document with you upfront,I'd say that's a bit of a red
flag.
You're listening to the GeorgeReal Estate Group live radio
broadcast here in the queueevery Monday morning.
We have a short break coming upbut again, you can find us
online at realestatebygregcom.
We also havegeorgerealestategroupradiocom.
You can find us online atrealestatebygregcom.
(14:30):
We also havegeorgerealestategroupradiocom.
You can see our blog posts.
You can call us directly at828-393-0134.
Follow us on social media.
We also podcast all of ourradio shows.
Find it on your favoritepodcast platform, but stay tuned
in, we'll be right back.
Good morning and welcome to theGeorgia Real Estate Group live
radio broadcast here in thequeue every Monday morning,
(14:51):
sharing with you positive newsabout your local real estate
market and community.
We're so grateful to be herewith you.
If you're ever in the Flat Rockarea, stop by.
We're next to the Flat RockBakery, our friends at Hubba
Hubba Barbecue, hubba LouCampfire Grill, the Wrinkled
Egg's I joke it's a dangerousplace for an office with all
those great offerings andwonderful community there and
(15:13):
the rainbow row.
I mean it's, it's, it's, it's adestination in flat rock.
I I sometimes I'm well, I'msurprised.
I talked a lot of locals andsometimes they've, they're
familiar with it, sometimesthey'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 throughthe gardens there, when you park
(15:34):
there, you'll notice all theincredible gardens curated there
.
It's spectacular, it'sbeautiful.
And again, so many people.
It's a bit of a destination.
We see people coming in fromall over the country and they
stop in and say hello and we'reable to work with people.
People are having theconversations with us all the
time.
Again, they fall in love withthe mountains and it's a classic
story.
They have their firstexperience here and then they
(15:57):
want to find a way to move hereand some people start out with
you know, it might be a secondhome.
You know some people, you know,think, oh, I'll get a second
home here in the mountains, andthey combine that and they look
into that, into maybe combiningthat with their retirement.
But a second home might be amissing piece, the missing piece
(16:21):
in your retirement plan.
So you know, if you'rewondering if you're on track for
retirement, you're not alone.
This is a recent Intuit surveythat found that 69 of people
feel today's financialenvironment makes it hard to
plan for the future and, evenmore concerning 68% aren't sure
they'll ever be able to retire.
(16:42):
Rising costs, volatile marketsand uncertainty about social
security all add to that anxiety.
So more and more people arelooking beyond the traditional
work, save and hope retirementmodel.
They're exploring creative waysto build stability, generate
income and create long-termwealth.
And so for a number of people alot of people planning ahead
(17:04):
real estate is the answer.
So and we again, we're havingthese conversations every day
and how real estate plays in toyour financial picture.
And so, like unlike paperinvestments that can disappear
in a bad market swing, a home istangible, it's a usable asset
(17:24):
and, when you choose wisely,it's one that historically
appreciates over time.
I mean, they say, don't wait tobuy real estate.
You buy real estate and wait.
So how can owning a second homeplan into your retirement plan
and we do talk to so many peoplethat are.
They're looking at second homesin the area, but real estate
(17:46):
helps build wealth.
Over time, real estate hashistorically been one of the
most consistent long-terminvestments and certainly prices
can fluctuate in the short term.
Over the decades, values havetended to rise and owning a
second home means you're holdingan asset that would appreciate
significantly by the time youretire, adding to your net worth
(18:09):
and gives you options for yourfuture.
Also, it can generate extraincome.
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'smoney you can use to cover the
mortgage, maintain the propertyor funnel directly to your
retirement savings.
Also, when the time comes, youcan sell your second property
(18:34):
and use the proceeds to boostyour retirement funds, pay off
debts or even purchase yourdream retirement property, and
we've helped clients do that.
I've mentioned about capitalgains, matt.
I've mentioned about capitalgains, and it's not just when
you're selling your personalhome.
If you've lived in a home twoout of a five-year period as an
(18:58):
individual, the first $250,000is tax-free.
If you're married, it's$500,000, $250,000 per person.
Also, there are options withyour investment properties to
avoid capital gains or defer thecapital gains through a 1031
exchange.
But when you're investing inreal estate, instead of all your
investments being tied up instocks and mutual bonds or cash
savings, which can be vulnerableto swings, real estate offers a
(19:22):
tangible income producing assetthat can help balance your
portfolio.
Eligible income producing assetthat can help balance your
portfolio.
So most second homeowners aren'tbig time investors, and so
there's a common misconception.
People think owning multipleproperties is something only
wealthy investors orcorporations can do.
The truth is, the vast majorityof people who own more than one
(19:43):
property are just like yourneighbors, and this is some
recent data from some marketresearch showed.
85% of multi-property ownershave just one to five properties
.
Many of these folks startedsmall by buying a second home
that could rent out for extraincome or hold on to his future
retirement homes.
(20:05):
So while the market right now issoftening, it could be the
right time.
The current housing market'sgiving buyers more leverage than
they've had in years.
Danielle Hale, the chiefeconomist at Realtorcom, put it
this way the balance of power inthe housing market keeps
shifting in favor of home buyers.
(20:26):
The confluence of factors,including more homes for sale,
rising price cuts and slowmoving inventories giving buyers
more leverage than they've hadin years.
And so the translations you maybe able to find a second home
at a more favorable price,negotiating terms that are
better for you lock in beforevalues rise again.
(20:47):
So if you live in an areaprojected for long-term growth,
buying now could mean sellinglater at a stronger profit or
renting it out for years to comewhile values climb.
I shared in the first segmenttoday where we've not seen this
before in a long time the monthof July sellers.
(21:10):
The average list to sales pricein July was 93.4%.
Buyers today have more options,more negotiating power.
Again, compared to the previousJuly, it was 96.8%.
I mean the market, the buyers,just have more options.
(21:32):
So, thinking ahead and thinkingahead as diversifying your
portfolio again, sellers arecoming off their prices more.
It's the right time.
You might be able to find asecond home at a more favorable
price and something that's rightfor you.
(21:52):
Again, we can have theseconversations.
We understand at the GeorgeReal Estate Group the primary
and investment property markets.
We have lenders that specializein home and investment property
financing.
We work with tax advisors canhelp understand the financial
benefits and obligations.
So a second home isn't just aluxury.
(22:13):
It can be a strategic movetowards financial freedom in
your retirement.
So whether it becomes yourvacation getaway, a steady
rental income source or anappreciating asset to sell later
, the potential benefits areworth exploring.
So if owning a second homecould help you retire earlier
with more income and less stress, wouldn't you want to at least
(22:34):
take a closer look?
We talk about your goals, wetalk about the numbers, we talk
about the market, and this couldbe a missing piece in your
retirement plan Also how asecond home fits into your
estate planning.
Retirement planning isn't justmake sure you have enough money
to live on.
It's also about what happensafter you're gone.
A second home can play asignificant role in estate
(22:56):
planning if you structure itwisely.
A second home is more than justa line item in your investment
portfolio.
It's something your heirs canphysically use, live in or sell.
A lot of families pass downvacation homes or investment
properties to children as a wayto preserve wealth and memories.
I mean there's so manycommunities, there's so many
(23:17):
areas here in Hendersonville andin Western North Carolina where
we hear about it.
This is a second and thirdgenerational family ownership,
also depending on how you titlethe property and structure your
estate.
Your heirs may receive a stepup in cost basis at the time of
inheritance.
That means if they sell it,they could avoid, avoid they
(23:38):
could avoid paying capital gainstaxes on decades of
appreciation.
Also, a lot of people choose totransfer partial ownership of a
second home to children orheirs while they're still alive,
and it could be gradually orthrough a trust.
It could reduce the size oftheir taxable estate.
That also creates opportunitiesand then placing your home in a
(24:01):
revocable living trust can makethe transfer of your heir
smoother by avoiding probate.
So there's so many strategieshere.
And again we work with estateattorneys, we work with tax
strategists, we work withfinancial advisors so that you
can make an educated decision.
You have clarity.
There's so many things here.
(24:23):
When you think about a secondhome as an income-producing
investment and a legacy asset,the potential benefits multiply
Again.
During your working years, therental income can supplement
savings In retirement.
You can either live in it orcontinue to rent it out for cash
flow and after you're gone itbecomes part of the inheritance.
(24:46):
You leave, potentially taxadvantage and ready to support
your heirs.
So we work with estate planningattorneys, we work with CPAs,
we work with financial advisors.
All of these pieces cometogether strategically and,
again, the real estate market isgoing to have its ups and downs
(25:07):
.
But when you think long-term,think generationally, with your
planning.
So a second home could be morethan just a financial tool for
your own retirement.
It also could be thecornerstone of your family's
future legacy and security.
So you can enjoy it, you cancreate income later.
You can pass it down both thememories and wealth to future
(25:29):
generations.
We are having theseconversations every, both the
memories and wealth to futuregenerations.
We are having theseconversations every single day
and we'd love to have theconversations with you to think
strategically and again, withour relationships with our
attorneys and tax planners andour financial advisors.
It's a collaboration thatultimately set you up in your
future generations for success.
(25:51):
The markets, the market.
The economy is the economy.
The interest rates are theinterest rates.
I mean, we know real estate andwe're experiencing this at a
high level.
Real estate's happening everysingle day.
We're having theseconversations.
The sky is not falling.
Life's happening.
Therefore, real estate'shappening.
We'd love to connect with you.
You can call us directly at828-393-0134.
Find us online atrealestatebygregcom.
(26:14):
You can also follow us onsocial media Facebook and
Instagram.
We podcast all of our radioshows.
We'd love to connect with you.
We're so grateful to be hereserving the community through
real estate.
I want to give a shout out tothe parents for kids going back
to school today.
It's so.
I mean.
My kids were so excited andgrateful.
We got their first day ofschool haircuts this weekend.
(26:35):
We got the first day of schooloutfit, got their backpacks.
My kids were so excited to goto school today, which again, I
think it's a great thing.
I know parents were equallyexcited.
It's for the kids.
Again.
Summer flies by, but we hadsuch a great summer and so much
to be thankful for and of course, the fun continues.
Now and again wish the kids andthe parents and the teachers
(26:56):
the great first day of schoolhere in Henderson County.
So thank you so much for tuningin this Monday morning.
Have a wonderful rainy day.
It's a beautiful rainy dayAgain.
Give us a call at 828-393-0134.
Find us online atrealestatebygregcom or stop by
our office.
Have a great day, have a greatweek and we'll see you next
(27:16):
Monday.
Maybe the house feels a littletoo big these days, the stairs a
little steeper, the pace oflife a little too fast.
But what if your next movewasn't about letting go?
It was about making space Forpeace, for freedom, for what
(27:40):
matters most.
At the George Real Estate Group, we understand that real estate
isn't just about the house.
It's about transitions, timingand trust.
We've helped thousands offamilies in Western North
Carolina make smart, thoughtfulmoves closer to nature, closer
to family, closer to home.
So when you're ready to rightsize, simplify or start fresh,
(28:05):
we'll be here.
The George Real Estate Group,local, trusted, proven.
Call us today, 828-393-0134.
Find us online atrealestatebygregcom, because
your next chapter deserves tofeel just right.
Speaker 2 (28:22):
The George Real Estate Group has the experience
of selling over 1,200 propertiesand serving over 1,200 families
with their real estate needs inHenderson County and throughout
Western North Carolina.
The George Real Estate Group islocated in Flat Rock, north
Carolina, near Hendersonville inHenderson County.
(28:43):
You can find them online atrealestatebyregcom.
The george real estate groupcan be reached at 828-393-0134
or stop by their office at 2720greenville highway, flat rock,
north carolina.
Tune in live each week onmonday mornings.
Hello friends, thank you so much for being here.
This is the George Real EstateGroup podcast, which is a
production of our live weeklyradio shows hosted on multiple
radio stations here inHendersonville, north Carolina.
The George Real Estate Groupserves Western North Carolina
and upstate South Carolina andit is a privilege to share
positive news about our localreal estate market and community
(00:23):
.
Thanks so much for subscribingand, of course, if you have any
real estate questions or if wecan help you in any way, be sure
to reach out.
Visit us atgeorgerealestategroupradiocom
for more information.
Good morning and welcome to theGeorgia Real Estate Group live
radio broadcast here on thequeue every Monday morning,
(00:43):
sharing with you positive newsabout your local real estate
market and community.
We're so grateful to be herewith you on this rainy Monday
morning.
But what a beautiful weekend itwas, and it seems unusually
cooler than most Augusts and wecertainly had the sweltering
heat in July.
But just thankful, I mean.
We love Western North Carolina.
(01:04):
We love the four distinctseasons, the mild climates, the
quality of life, all the reasonswhy so many people move here
and so many people are cominginto the area and we hear this
story all the time People theyhave their first experience here
, whether it's, you know, comingto visit friends or family or
the wonderful differentfestivals that we have downtown
(01:26):
Hendersonville, or going campingor hiking or apple picking, or
they're here to drop their kidsoff at camp.
I mean so many reasons whypeople come visit the area and
they get the bug and they saythis is where I want to live.
They experience the amazingpeople that live here, the
amazing community we live in thedowntown, plus all the other
communities that are here, theamazing community we live in the
downtown plus all the othercommunities that are surrounding
(01:47):
downtown Hendersonville.
And then all the wonderfuloutdoor activities, the hiking,
the beautiful mountains that welive in just so much to be
grateful for.
And so it's a privilege andhonor to help our clients
navigate through buying andselling real estate in whatever
market we're in.
The market is the market.
It's certainly interesting.
(02:08):
This is my 20th year of mybroker'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 intothe weeds versus look at the
forest.
But the market's the market.
The interest rates are theinterest rates in real estate is
such a life driven event and we, we look at the numbers,
(02:29):
because the numbers tell a story, and yet we just have to.
We get to navigate through thecurrent interest rates or we get
to navigate through, you know,the, the current inventory, and,
and, and yet you individuallyhave to decide your unique
situation, your unique home.
You know, are you looking todownsize or upsize or right size
(02:52):
, or maybe you're moving into aretirement community, maybe
you're figuring out what to dowith your investment property,
or maybe you have large landtracts that you've been paying
taxes on, or maybe you inheritedit and you're trying to figure
out what to do.
Whatever it might be, it couldbe commercial, it could be
investment properties, it couldbe land, it could be a personal
(03:13):
home, and there's so manynuances between any of these
properties and the taximplications.
And we work with taxstrategists and we work with
attorneys and financial advisorsand we're here to provide
clarity and knowledge so you candecide what's right for you as
you take an evaluation of yoursituation and then we put
(03:35):
context on the market and what'shappening, and I always love
just providing some clarity andwhat's going on.
You're in specifically HendersonCounty in just the last seven
days.
Let's just start there with aseven-day snapshot.
There's been 37 new listings,there's been 63 price
adjustments, there's been thisis amazing 50 homes have gone
(04:01):
under contract in the last sevendays and there's been 28 homes
closed.
That's a seven-day snapshot ofthe market.
Now also, let's take a look atwhat's happening when we look in
the market as of July.
The numbers are coming togetheras of July 2025, and these
(04:23):
latest numbers are from CanopyRealtor Association.
There's a lot to unpack Now.
A number of these are undercontract, but when you combine
under contract and active, rightnow there's some 810 active
homes for sale.
And at the same time last yearexcuse me, at the end of July
(04:44):
there was 810 homes Compared to557 the same time last year.
There's been a 45 increase ofinventory, and so our month's
supply of inventory and that'show long it would take for
everything to sell in the marketif no new listings came in has
jumped from 3.7 months to 5.4months.
(05:05):
And why is that significant?
Because for years we've been ina very tight seller's market
with homes flying off theshelves.
So now, with over five monthsof inventory, we're moving
closer to a balanced market.
Buyers have more choices andsellers you got more competition
(05:26):
.
But now let's look at pricing,because that's what everybody
wants to know.
The median sales price for Julywas at $465,245, up 4.5% from
last July, and the average salesprice for the month was even
higher $548, which was actuallya 9.3 increase from last year.
(05:48):
So, yes, prices are stillstrong, but the story changes
when we look year to date.
Year to date, the median isactually down about a half a
percent and the average salesprice is basically flat.
So this tells me we've stillgot stability in the market, but
(06:09):
not the runaway price jumps wesaw a couple years ago.
And what about the activity?
Well, new listings in July weredown slightly, about 1.5%
compared to last year, but ifyou look at the whole year so
far, we're up 12%.
More people are putting theirhomes on the market Now pending
(06:32):
sales, that's, homes undercontract.
We're down 7% for the month ofJuly and closed sales homes that
actually made it to the closingtable.
We're down almost 10% in Julycompared to last year.
But this is the interesting, thenumber that really stood out to
me in this report when we lookat the month of July 2025 for
(06:55):
Henderson County and when welook at year to date but days on
market.
A year ago in July, it took anaverage of 38 days to sell a
home.
This July it was 59 days.
That was a 55% increase.
And then when you look at yearto date, it's a 62 days compared
(07:16):
to 45 days last year.
So that's an extra two weeks onthe market on average so and
when we look at the cumulativedays in the market, factoring in
relists, that's up 70 days thisJuly compared to 45 last year.
So what does it mean in plainEnglish?
It means pricing andpresentation are more important
(07:38):
than ever.
You can't just throw a highnumber on your home and expect
multiple offers in the firstweekend, like we saw in 2021 and
2022.
You got to get it right thefirst time, because the longer
you sit on the market, the morenegotiating power shifts to the
buyer.
And speaking of negotiatingpower, sellers last July were
(07:59):
getting 96.8% of their originalasking price.
This July 93.4% price.
This July 93.4% that's a dropof about 3.5%.
So on a $500,000 home, that'sroughly a $17,000 difference
from list to final sales price.
And so buyers are negotiatingmore and sellers are having to
(08:22):
adjust.
So let's look at this from bothsides.
For buyers, this is the mostbreathing room you've had in
years more homes to choose from,more time to make decisions and
a little more leverage at thenegotiating table, and you can
still expect strong competitionfor the best properties.
But the days of 10 offers in 24hours are not the norm anymore
(08:48):
For sellers.
It's a good time and it's stilla good market, but you got to
price it realistically, prepareyour home well and have a solid
marketing strategy.
The homes that are selling fastand for top dollar are the ones
that check all the boxes fromday one Professional photography
, strong online exposure and theright price.
(09:08):
So the bottom line is HendersonCounty real estate's shifting.
We're still in healthyterritory, but the market is
normalizing and strategy mattersmore than ever.
So if you want to know whereyou stand in this market,
whether you're buying or sellingor just curious about your
home's value let's have aconversation.
You know knowledge is power andthe right plan can make all the
(09:30):
difference in today's market.
We are actively working everysingle day, having conversations
with buyers and sellers, withreal estate professionals, with
investors.
We have our finger on the pulseof the market.
You can call us directly at828-393-0134, 828-393-0134.
Find us online atrealestatebygregcom.
(09:53):
We love having theconversations.
We're so enthusiastic andpassionate about advocating for
our clients and we'd love toadvocate for you.
You can also follow us onsocial media.
We podcast all of our radioshows.
You can find it on yourfavorite podcast platform.
We're located in Flat Rock.
We're on Rainbow Row.
You can check in and you canstop in say hello anytime.
(10:15):
We love promoting our listings.
We have an incrediblephotographer we work with.
I mean, we love helping ourclients navigate through the
buying and selling.
Now this is anotherconversation.
Again, you might think that youcan save some money selling your
home on your own.
(10:36):
This is so interesting.
The data showed homes listedwith a real estate agent sold
for 15% more than those thatsold without one.
And just think about it on a$400,000 home, that's a $60,000
difference and that's not arounding error.
That's real money left on thetable.
So the question becomes is itworth to try and sell your
(11:00):
biggest asset on your ownwithout the experience, the
marketing negotiating skillsthat a real estate broker brings
to the table?
And again, a few years back atthe height of the experience,
the marketing negotiating skillsthat a real estate broker
brings to the table.
And again, a few years back, atthe height of the market, you
could get away with putting asign, taking a few cell phone
photos and letting the offersroll in.
But today's market, we're in adifferent market.
In fact, the inventory levelsin July, according to
(11:24):
Realtorcom're the highestthey've been any July since 2019
.
So it means more competitionand more options for buyers.
If your home doesn't stand outonline in price and condition or
in presentation, it simplywon't get attention.
So it matters.
It matters when you'reconsidering selling.
(11:47):
Again, your biggest asset, yourreal estate, usually is your
biggest financial transactionyou'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 getdata, to get information, to get
a second opinion and again,it's worth having the
conversation.
But today's market requires asharp pricing strategy, proper
(12:12):
preparation and staging, highquality photography, broad
strategic marketing, contractand inspection, savvy
negotiating skills thatultimately protect your bottom
line.
And if you're not doing allthat, let's be honest, most for
sale by owner sellers aren't.
You're probably leaving moneyon the table.
And this is interesting too.
According to the NationalAssociation of Realtors, the
(12:34):
percentage of people whosuccessfully sell without an
agent is at an all-time low andwhy it's no surprise 21% of for
sale by owners last year endedup hiring an agent anyway, after
struggling to sell their homeon their own, according to
Zillow.
So the stress, the uncertainty,the tire kickers, the lowball
(12:55):
offers it's more than mosthomeowners want to deal with,
especially when the reward justisn't there.
So we'd love to have theconversation.
There's no pressure, there's nocost, there's no obligation.
You can give us a call at828-393-0134.
If you're thinking about selling, don't go about it alone.
Contact the George Real EstateGroup.
We know how to get it doneright in today's market.
We'll walk you through whatyour home could sell for, how to
position it, how to make sureyou don't leave any money behind
(13:19):
, and it's everything frompricing your home correctly from
the start, making sure youstage and prep your home for the
showings, marketing itprofessionally, handling all the
showings and the contracts andthe negotiations, understanding
the neighborhood and the trends,and how to position your home
to sell for top dollar.
We'd love to have theconversation.
Bottom line is an agent isn'tjust a nice to have, it's a
(13:44):
competitive advantage, and somuch so that the North Carolina
Real Estate Commission requiresreal estate agents to disclose
their real estate agents becausethey have an advantage over the
public and so you have todisclose.
And speaking of disclosing, theNorth Carolina Real Estate
Commission requires real estateagents on the first substantial
contact to share a brochure onworking with real estate agents
(14:09):
and it's a disclosure documentthat if you're having a
conversation with a real estateagent and they haven't shared
that document with you upfront,I'd say that's a bit of a red
flag.
You're listening to the GeorgeReal Estate Group live radio
broadcast here in the queueevery Monday morning.
We have a short break coming upbut again, you can find us
online at realestatebygregcom.
We also havegeorgerealestategroupradiocom.
You can find us online atrealestatebygregcom.
(14:30):
We also havegeorgerealestategroupradiocom.
You can see our blog posts.
You can call us directly at828-393-0134.
Follow us on social media.
We also podcast all of ourradio shows.
Find it on your favoritepodcast platform, but stay tuned
in, we'll be right back.
Good morning and welcome to theGeorgia Real Estate Group live
radio broadcast here in thequeue every Monday morning,
(14:51):
sharing with you positive newsabout your local real estate
market and community.
We're so grateful to be herewith you.
If you're ever in the Flat Rockarea, stop by.
We're next to the Flat RockBakery, our friends at Hubba
Hubba Barbecue, hubba LouCampfire Grill, the Wrinkled
Egg's I joke it's a dangerousplace for an office with all
those great offerings andwonderful community there and
(15:13):
the rainbow row.
I mean it's, it's, it's, it's adestination in flat rock.
I I sometimes I'm well, I'msurprised.
I talked a lot of locals andsometimes they've, they're
familiar with it, sometimesthey'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 throughthe gardens there, when you park
(15:34):
there, you'll notice all theincredible gardens curated there
.
It's spectacular, it'sbeautiful.
And again, so many people.
It's a bit of a destination.
We see people coming in fromall over the country and they
stop in and say hello and we'reable to work with people.
People are having theconversations with us all the
time.
Again, they fall in love withthe mountains and it's a classic
story.
They have their firstexperience here and then they
(15:57):
want to find a way to move hereand some people start out with
you know, it might be a secondhome.
You know some people, you know,think, oh, I'll get a second
home here in the mountains, andthey combine that and they look
into that, into maybe combiningthat with their retirement.
But a second home might be amissing piece, the missing piece
(16:21):
in your retirement plan.
So you know, if you'rewondering if you're on track for
retirement, you're not alone.
This is a recent Intuit surveythat found that 69 of people
feel today's financialenvironment makes it hard to
plan for the future and, evenmore concerning 68% aren't sure
they'll ever be able to retire.
(16:42):
Rising costs, volatile marketsand uncertainty about social
security all add to that anxiety.
So more and more people arelooking beyond the traditional
work, save and hope retirementmodel.
They're exploring creative waysto build stability, generate
income and create long-termwealth.
And so for a number of people alot of people planning ahead
(17:04):
real estate is the answer.
So and we again, we're havingthese conversations every day
and how real estate plays in toyour financial picture.
And so, like unlike paperinvestments that can disappear
in a bad market swing, a home istangible, it's a usable asset
(17:24):
and, when you choose wisely,it's one that historically
appreciates over time.
I mean, they say, don't wait tobuy real estate.
You buy real estate and wait.
So how can owning a second homeplan into your retirement plan
and we do talk to so many peoplethat are.
They're looking at second homesin the area, but real estate
(17:46):
helps build wealth.
Over time, real estate hashistorically been one of the
most consistent long-terminvestments and certainly prices
can fluctuate in the short term.
Over the decades, values havetended to rise and owning a
second home means you're holdingan asset that would appreciate
significantly by the time youretire, adding to your net worth
(18:09):
and gives you options for yourfuture.
Also, it can generate extraincome.
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'smoney you can use to cover the
mortgage, maintain the propertyor funnel directly to your
retirement savings.
Also, when the time comes, youcan sell your second property
(18:34):
and use the proceeds to boostyour retirement funds, pay off
debts or even purchase yourdream retirement property, and
we've helped clients do that.
I've mentioned about capitalgains, matt.
I've mentioned about capitalgains, and it's not just when
you're selling your personalhome.
If you've lived in a home twoout of a five-year period as an
(18:58):
individual, the first $250,000is tax-free.
If you're married, it's$500,000, $250,000 per person.
Also, there are options withyour investment properties to
avoid capital gains or defer thecapital gains through a 1031
exchange.
But when you're investing inreal estate, instead of all your
investments being tied up instocks and mutual bonds or cash
savings, which can be vulnerableto swings, real estate offers a
(19:22):
tangible income producing assetthat can help balance your
portfolio.
Eligible income producing assetthat can help balance your
portfolio.
So most second homeowners aren'tbig time investors, and so
there's a common misconception.
People think owning multipleproperties is something only
wealthy investors orcorporations can do.
The truth is, the vast majorityof people who own more than one
(19:43):
property are just like yourneighbors, and this is some
recent data from some marketresearch showed.
85% of multi-property ownershave just one to five properties
.
Many of these folks startedsmall by buying a second home
that could rent out for extraincome or hold on to his future
retirement homes.
(20:05):
So while the market right now issoftening, it could be the
right time.
The current housing market'sgiving buyers more leverage than
they've had in years.
Danielle Hale, the chiefeconomist at Realtorcom, put it
this way the balance of power inthe housing market keeps
shifting in favor of home buyers.
(20:26):
The confluence of factors,including more homes for sale,
rising price cuts and slowmoving inventories giving buyers
more leverage than they've hadin years.
And so the translations you maybe able to find a second home
at a more favorable price,negotiating terms that are
better for you lock in beforevalues rise again.
(20:47):
So if you live in an areaprojected for long-term growth,
buying now could mean sellinglater at a stronger profit or
renting it out for years to comewhile values climb.
I shared in the first segmenttoday where we've not seen this
before in a long time the monthof July sellers.
(21:10):
The average list to sales pricein July was 93.4%.
Buyers today have more options,more negotiating power.
Again, compared to the previousJuly, it was 96.8%.
I mean the market, the buyers,just have more options.
(21:32):
So, thinking ahead and thinkingahead as diversifying your
portfolio again, sellers arecoming off their prices more.
It's the right time.
You might be able to find asecond home at a more favorable
price and something that's rightfor you.
(21:52):
Again, we can have theseconversations.
We understand at the GeorgeReal Estate Group the primary
and investment property markets.
We have lenders that specializein home and investment property
financing.
We work with tax advisors canhelp understand the financial
benefits and obligations.
So a second home isn't just aluxury.
(22:13):
It can be a strategic movetowards financial freedom in
your retirement.
So whether it becomes yourvacation getaway, a steady
rental income source or anappreciating asset to sell later
, the potential benefits areworth exploring.
So if owning a second homecould help you retire earlier
with more income and less stress, wouldn't you want to at least
(22:34):
take a closer look?
We talk about your goals, wetalk about the numbers, we talk
about the market, and this couldbe a missing piece in your
retirement plan Also how asecond home fits into your
estate planning.
Retirement planning isn't justmake sure you have enough money
to live on.
It's also about what happensafter you're gone.
A second home can play asignificant role in estate
(22:56):
planning if you structure itwisely.
A second home is more than justa line item in your investment
portfolio.
It's something your heirs canphysically use, live in or sell.
A lot of families pass downvacation homes or investment
properties to children as a wayto preserve wealth and memories.
I mean there's so manycommunities, there's so many
(23:17):
areas here in Hendersonville andin Western North Carolina where
we hear about it.
This is a second and thirdgenerational family ownership,
also depending on how you titlethe property and structure your
estate.
Your heirs may receive a stepup in cost basis at the time of
inheritance.
That means if they sell it,they could avoid, avoid they
(23:38):
could avoid paying capital gainstaxes on decades of
appreciation.
Also, a lot of people choose totransfer partial ownership of a
second home to children orheirs while they're still alive,
and it could be gradually orthrough a trust.
It could reduce the size oftheir taxable estate.
That also creates opportunitiesand then placing your home in a
(24:01):
revocable living trust can makethe transfer of your heir
smoother by avoiding probate.
So there's so many strategieshere.
And again we work with estateattorneys, we work with tax
strategists, we work withfinancial advisors so that you
can make an educated decision.
You have clarity.
There's so many things here.
(24:23):
When you think about a secondhome as an income-producing
investment and a legacy asset,the potential benefits multiply
Again.
During your working years, therental income can supplement
savings In retirement.
You can either live in it orcontinue to rent it out for cash
flow and after you're gone itbecomes part of the inheritance.
(24:46):
You leave, potentially taxadvantage and ready to support
your heirs.
So we work with estate planningattorneys, we work with CPAs,
we work with financial advisors.
All of these pieces cometogether strategically and,
again, the real estate market isgoing to have its ups and downs
(25:07):
.
But when you think long-term,think generationally, with your
planning.
So a second home could be morethan just a financial tool for
your own retirement.
It also could be thecornerstone of your family's
future legacy and security.
So you can enjoy it, you cancreate income later.
You can pass it down both thememories and wealth to future
(25:29):
generations.
We are having theseconversations every, both the
memories and wealth to futuregenerations.
We are having theseconversations every single day
and we'd love to have theconversations with you to think
strategically and again, withour relationships with our
attorneys and tax planners andour financial advisors.
It's a collaboration thatultimately set you up in your
future generations for success.
(25:51):
The markets, the market.
The economy is the economy.
The interest rates are theinterest rates.
I mean, we know real estate andwe're experiencing this at a
high level.
Real estate's happening everysingle day.
We're having theseconversations.
The sky is not falling.
Life's happening.
Therefore, real estate'shappening.
We'd love to connect with you.
You can call us directly at828-393-0134.
Find us online atrealestatebygregcom.
(26:14):
You can also follow us onsocial media Facebook and
Instagram.
We podcast all of our radioshows.
We'd love to connect with you.
We're so grateful to be hereserving the community through
real estate.
I want to give a shout out tothe parents for kids going back
to school today.
It's so.
I mean.
My kids were so excited andgrateful.
We got their first day ofschool haircuts this weekend.
(26:35):
We got the first day of schooloutfit, got their backpacks.
My kids were so excited to goto school today, which again, I
think it's a great thing.
I know parents were equallyexcited.
It's for the kids.
Again.
Summer flies by, but we hadsuch a great summer and so much
to be thankful for and of course, the fun continues.
Now and again wish the kids andthe parents and the teachers
(26:56):
the great first day of schoolhere in Henderson County.
So thank you so much for tuningin this Monday morning.
Have a wonderful rainy day.
It's a beautiful rainy dayAgain.
Give us a call at 828-393-0134.
Find us online atrealestatebygregcom or stop by
our office.
Have a great day, have a greatweek and we'll see you next
(27:16):
Monday.
Maybe the house feels a littletoo big these days, the stairs a
little steeper, the pace oflife a little too fast.
But what if your next movewasn't about letting go?
It was about making space Forpeace, for freedom, for what
(27:40):
matters most.
At the George Real Estate Group, we understand that real estate
isn't just about the house.
It's about transitions, timingand trust.
We've helped thousands offamilies in Western North
Carolina make smart, thoughtfulmoves closer to nature, closer
to family, closer to home.
So when you're ready to rightsize, simplify or start fresh,
(28:05):
we'll be here.
The George Real Estate Group,local, trusted, proven.
Call us today, 828-393-0134.
Find us online atrealestatebygregcom, because
your next chapter deserves tofeel just right.
Speaker 2 (28:22):
The George Real Estate Group has the experience
of selling over 1,200 propertiesand serving over 1,200 families
with their real estate needs inHenderson County and throughout
Western North Carolina.
The George Real Estate Group islocated in Flat Rock, north
Carolina, near Hendersonville inHenderson County.
(28:43):
You can find them online atrealestatebyregcom.
The george real estate groupcan be reached at 828-393-0134
or stop by their office at 2720greenville highway, flat rock,
north carolina.
Tune in live each week onmonday mornings.
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