273: What is the 2025 Spring market like in Greenville?
It's been the 2025 real estate "busy season" for several months now, and we finally have some data to assess just how busy it has been. Long story short, sellers are very busy, but buyers are still stuck in 2024. However, some conditions are noticeably improving for buyers, albeit without the market completely bottoming out for sellers. That's great news for all parties, and potentially a good ...
26m May 21, 2025
26m
272: You asked. Stan answered. Time for May Q&A.
You have questions, and Stan has answers. In today's episode, we go through Q&A from listeners on topics ranging from mortgage rates to the most effective home renovations to novation contracts. If you had a question that you didn't get a chance to submit, you can always do so after the fact and have your question answered in a future episode!  As always, if you have any questions or comments ...
49m May 14, 2025
49m
271: Vibe Check: What Does Greenville Real Estate "Feel Like" Right Now?
We love data on this show, but sometimes data doesn't tell you the whole story. Sometimes vibes shift before the data does, and there are definitely some vibe shifts happening right now, whether it's buyers ignoring smaller homes, appraisers struggling to appraise homes for contract prices, sellers trying to argue with their realtors about their home values, etc. I'm experiencing, and hearing f...
39m May 07, 2025
39m
270: Exciting new developments are coming to Greenville
Downtown Greenville is already considered one of the best Downtowns in the Southeast, and it's about to get a lot better, as there are many planned redevelopment projects (some already in the works!) for adding great new places to hangout, shop, and eat to some of Greenville's most neglected areas. So let's talk about them! In this episode we discuss: 1. The Greenville Gateway Project 2. The C...
39m Apr 30, 2025
39m
269: Amidst uncertainty, the Greenville RE market sees stability
One question we had entering 2025 was whether the lackluster end to 2024 was a sign of things to come or was a fluke result of a weird confluence of a 500 year storm (Helene), the Presidential elections, and standard seasonality. Now that we have data for the first quarter of 2025, it is apparent that 2024 was more of a fluke than anything, with 2025 (so far) seeing many homes being listed, pr...
32m Apr 23, 2025
32m
268: Solving the termite problem in Greenville, SC
The SE region of the United States is a termite hotspot, and the Upstate of SC (Greenville-Spartanburg-Anderson and surrounding counties) is no exception. In SC realtors are constantly dealing with them, and I have three termite stories from the past few months that I'm eager to share. What I've learned from these stories is this: there are solutions to termites, but oftentimes the pest contro...
30m Apr 16, 2025
30m
267: All things 1031 exchange
In this must-listen episode of The Selling Greenville Podcast, host Stan McCune sits down with John Boyd, Founder and CEO of The Banker Exchange, to explore the ins and outs of the 1031 exchange—one of the most powerful tools for real estate investors to defer capital gains taxes and build long-term wealth. Discover how a 1031 exchange works, who qualifies, what properties are eligible, timeli...
1hr 2m Apr 09, 2025
1hr 2m
266: Did the NAR just kill Zillow?
Traditionally, there have only been two ways for a REALTOR® to list a home for sale - either exclusively to their company or openly on the MLS and internet. But the National Association of REALTORS® this past week announced a third way that they are going to allow homes to be listed - on MLS but without the listing being immediately syndicated out to other websites (like Zillow, homes.com, real...
32m Apr 02, 2025
32m
265: Is the Greenville real estate market heating up or cooling down? Yes.
Greenville is in an interesting spot. The real estate market has clearly softened, something we've discussed a good bit in previous episodes, but we're also at the time of year where seasonality has a big impact on supply and demand. To say it another way, from now until Memorial Day is the peak time to buy or sell real estate! So it's not surprising that some of the market data coming in refle...
27m Mar 26, 2025
27m
264: Interview with appraiser Chris White
Appraisers play an immensely important role in real estate transactions, but they can be a bit of an enigma, as they rarely communicate with the parties involved in a real estate transaction, despite having the power to potentially "blow up" a real estate transaction. As such, their roles and how they think about the market can be misunderstood by the general public and even by real estate prof...
1hr 2m Mar 19, 2025
1hr 2m
263: Over half of these sellers in Greenville are selling for a loss.
The Greenville-Spartanburg market can no longer be called a "seller's market," even though you'll hear some falsely make that claim. But the data simply doesn't support this, particularly when it comes to a certain demographic of sellers who are actually having to sell for a loss. Who are these sellers, and what are the dynamics in the background causing them to have to sell for a loss? I'm not...
32m Mar 12, 2025
32m
262: Which parts of Greenville are appreciating or depreciating?
A lot has been made about how real estate prices in the Upstate of SC are showing signs of weakening, but not every part of the Upstate is moving in the same direction. Some areas have definitely seen home prices top out but many are still showing signs of appreciation. So which markets are moving in which direction? Here we break down 5 appreciating and 5 depreciating markets and try to discer...
37m Mar 05, 2025
37m
261: How does Greenville/Spartanburg compare to other major markets?
Many people are moving to the Southeast, but when they move here, they can be overwhelmed by options. In addition to Greenville and Spartanburg, the SE boasts many other great options, like Charleston and Columbia within the state of SC, and Charlotte, Atlanta, and Asheville just outside of the Greenville-Spartanburg area. So how do all these markets compare statistically to the Upstate of SC, ...
54m Feb 26, 2025
54m
260: Prices continue to fall in Greenville.
The Greater Greenville market is seeing price declines for the first time in a while. When you combine that with some of the other metrics that we have access to (like days on market, percent of list price received, etc.) there is no question that the market has shifted strongly towards buyers, especially the past half year. What's going on that's causing this, and can we expect this trend to c...
25m Feb 19, 2025
25m
259: Do Greenvillians like basements, pools, and golf course homes?
"People don't want homes with pools," "Basement homes aren't worth as much as other homes," and "People don't like golf courses in their backyards," are all things you hear frequently if you're involved with real estate in the Greater Greenville area of SC. But how many of those things are true? Let's look at the Pebble Creek neighborhood, which has a little of all three of these types of homes...
32m Feb 12, 2025
32m
258: What needs to happen for mortgage rates to come down?
The entire real estate industry has been held hostage by 6-8% mortgage rates the past several years, and while many "experts" predicted they would be in the low 6s or high 5s by now, per Mortgage News Daily, they are currently sitting in the low 7s. Now we're getting headlines about Trump tariffs and their potential impact on the economy, and many are concerned that they will cause mortgage rat...
25m Feb 05, 2025
25m
257: Why home buyers and sellers disagree on home values.
Buyers and sellers of houses perceive the value of real estate in very different ways. In fact, I've found that clients who sell and buy at roughly the same time will frequently use completely different valuation models (not actual models, but the ones in their heads) for when they're selling versus when they're buying! So what are the key differences, and why do sellers and buyers so often ten...
40m Jan 29, 2025
40m
256: Trump's Immediate RE Impact + Final 2024 Market Stats
Trump is officially the President of the US, and we are already starting to see some small ripples in the market as a result. But, perhaps more importantly (at least to a data nerd like me), we finally have our final 2024 Greater Greenville Association of REALTORS® market stats to go over, and they point to some very interesting trends that happened in 2024. Which of these trends are likely to ...
34m Jan 22, 2025
34m
255: Busting Realtor Misconceptions
I hear people talk about realtors all the time in "code," saying things like, "He's aggressive," or "She's not as outgoing as I'd like her to be." The reality is that many people want a realtor who thinks and acts like them, but that can be a really bad reason to hire one. So let's have some fun and analyze some of the common statements I hear, both negative and positive, towards realtors, and...
45m Jan 15, 2025
45m
254: How Greenville RE is shifting
Greenville real estate is constantly evolving and shifting, but how? Everyone knows lot sizes are getting smaller, but what about garages? What about home sizes? Home ages? Foreclosures and short sales? There's a lot that is shifting in our market that we don't talk about often, but we will today! In this episode, Stan breaks down a TON of data from the past 3 years to show how (and discuss wh...
39m Jan 08, 2025
39m
253: 2025 Bold Predictions for Greenville Real Estate
Happy New Year! It's time for me to make my BOLD PREDICTIONS for 2025, and so in this first episode of the New Year, I discuss: Where mortgage rates are headed. If we are going into a recession (or increased inflationary environment) in 2025. If any more massive changes are coming to the real estate industry, after a crazy year of changes in 2024. What sort of appreciation (or depreciation) Gr...
48m Jan 01, 2025
48m
252: Looking Back at My 2024 Bold Predictions
Merry Christmas! Around this time last year I made my bold predictions for 2024, and it's time to review how I did. There were some predictable outcomes but also some pretty big surprises. So what did I get right, what did I get wrong, and why? This episode is sponsored by Piper Insurance Group, who can help you with all your home, auto, and umbrella insurance needs. Contact them for a free qu...
23m Dec 25, 2024
23m
251: Craziest stories from 2024
Real estate is always crazy, but it seems like 2024 was particularly The Year of Crazy for Greenville real estate. We had hurricanes, volatile interest rates, recession concerns, a wild Presidential election, and A LOT more. As a realtor, my business was impacted by all of these things and some unhinged people I had to deal with, and the end result was I have some great stories to tell you from...
40m Dec 18, 2024
40m
250: 10 Questions for the Future of Real Estate
A lot changed in the world of real estate (and in Greenville) in 2024, and as we round out the year, we are left with more questions than answers. Is the government going to try to stimulate real estate sales? Is realtor compensation going to decrease in future months? Will Greenville County Council do things to help or hurt housing affordability? We cover these questions and many more as we di...
40m Dec 11, 2024
40m
249: Greenville prices go down a second straight month. Or did they?
In the aftermath of Hurricane Helene, the data on what's happening in the Greater Greenville Area of SC has been messy, to say the least. A lot of listings, pendings, and closings got pushed into October and November, causing some oddities all across the data. That being said, for the second straight month, we saw a year-on-year decrease in the median home price. Does that mean anything, or is ...
32m Dec 04, 2024
32m
248: What I'm thankful for in 2024
If I'm going to be honest, 2024 was a very challenging year on many levels. But despite the challenges, there is still much to be thankful for, and as I've done in previous years, I want to share with my listeners ten things that I'm thankful for from the past year, with a little more of a personal spin than I've done in previous years. I hope you enjoy as you feast on turkey and delicious Than...
26m Nov 27, 2024
26m
247: What does Twitter/X have to say about home buying?
X, formerly known as Twitter, can be a great place for information, but it can also be a terrible place for misinformation. Well, a great X/Twitter thread popped up on my feed recently discussing things that a first time homebuyer should and shouldn't when house searching. Some of the responses were spot on, and others were... not so helpful. So let's have some fun and talk about the thread and...
35m Nov 20, 2024
35m
246: What impact will a Trump Presidency have on real estate?
After 1.5 years of campaigning, we finally know that Donald Trump will return to Washington as the 47th President of the United States. Some people are elated, others are mortified, but wherever you stand on the election results, the question remains: will Trump help or hurt the housing market? There are many possible scenarios for Trump in play - taking over the Federal Reserve, privatizing (a...
41m Nov 13, 2024
41m
245: My Egregious Appraisal Story
Recently, I decided to do a cash out refinance on two identical duplexes that I own that are located next to each other. A cash out refi is a great way to take advantage of the equity you have in a property without having to sell it, and that's exactly what I hoped to do. Get cash, keep the property, have rental income pay off the mortgage, and everyone goes home happy. Well, all seemed to be g...
32m Nov 06, 2024
32m
244: Helene + elections cause prices to drop and rates to soar
Mortgage rates have soared nearly an entire percentage point the past few weeks and as a result, September 2024 yielded the first year-on-year decline in the median sales price in Greenville since March 2023. Why is this happening now, and does it mean we're entering a buyers market? This episode is sponsored by Piper Insurance Group, who can help you with all your home, auto, and umbrella ins...
32m Oct 30, 2024
32m
243: The Four Types of Real Estate Negotiators
Negotiation is one of the most important aspects for a real estate transaction, and yet many people don't know their negotiation style or that of those they are negotiating with. In the old school of thought, it didn't matter what style the person across the table from you had - you simply negotiated aggressively with them and tried to win the negotiation at their expense. However, in recent ye...
39m Oct 23, 2024
39m
242: My Crazy Listing Story: the home that had a bit of everything
"Listing agents don't do anything besides put the home on the multiple listing service," is a phrase I hear frequently from people. And while some listings require less work than others, every listing requires many hours of work, and some require literally *weeks* worth of work. So today I tell the story of my listing from this year that has had a little of everything - messed up contracts, "lo...
35m Oct 16, 2024
35m
241: What to do about OUT OF CONTROL homeowners insurance costs.
Homeowners insurance premiums have increased dramatically the past 4 years in the US, specifically in the Southeast region of the US, which, coincidentally, is where Greenville is located. Thankfully, SC hasn't suffered the worst of the premium increases when comparing to states like Florida, but with our state getting hit hard by Helene and the possibility of other storms hitting us this year ...
37m Oct 09, 2024
37m
240: Hurricane Helene Wreaks Havoc on Greenville, SC and Asheville, NC
I may be on my fourth straight day without power, but that's not going to stop me from reporting from the front lines on the unbelievable and devastating damage caused by Hurricane Helene to the Greater Greenville Area and to Western NC. In this episode, I discuss how Greenville was hit by a 1/100 year weather event, what it means for me and those I know, and what it means for our local real es...
35m Oct 02, 2024
35m
239: So what's ACTUALLY going on in Greenville real estate?
Even though this podcast is all about Greenville real estate, still by far the main question I get from listeners and others is, "What are you seeing happening in the market?" Are buyers still active? Are sellers still getting top dollar? Have investors given up? Some of these we can answer with data, but data is dry and can only take us so far. So let's answer the question of what's happening ...
37m Sep 25, 2024
37m
238: What impact will the Fed, Trump, and Harris have on real estate?
It's Fed week! And by the time most people watch/listen to this episode, we will already know whether the Fed decided to drop the Fed Funds Rate by 25 basis points or by 50 basis points. What impact will their decision have on the real estate market? And while we're talking about the impact of national politics on real estate, what about former President Trump or Vice President Harris? They hav...
32m Sep 18, 2024
32m
237: Is the dreaded 2024 recession here? And does it matter?
The (10-year/2-year) yield curve has been inverted now for quite some time. Since 1955, every recession has been preceded by a similar yield curve inversion, but when the curve uninverts (as it did recently), does that mean things are getting better or worse? Headlines say better, economists say worse, but this is a Greenville real estate podcast. So let's just ask the question: are we going in...
38m Sep 11, 2024
38m
236: Prices go up, but mortgage rates go down in a seller/buyer win-win
Greenville hit an all time high for prices in July, but housing affordability still improved. Why? Because mortgage rates have moderated and are (as of this recording in late August, 2024) sitting at 6.37%, way down from their 8.03% peak in October. Long story short, sellers are getting high prices and still fairly favorable selling conditions while buyers are seeing greater affordability on mo...
27m Sep 04, 2024
27m
235: Comparing 2024 to the Chaos of 2021
In 2021 we saw record high real estate demand coupled with record low supply. Those dynamics aren't the case anymore in 2024, but how much has the market flipped? Let's compare the 2021 numbers to 2024 to get a sense of where things are at. This episode is sponsored by Piper Insurance Group, who can help you with all your home, auto, and umbrella insurance needs. Contact them for a free quote ...
21m Aug 28, 2024
21m
234: The Great Decoupling is here, and RE sellers rejoice
Unexpectedly, many real estate firms this past week, including my own real estate brokerage, rolled out new policies for listings that fully decouple buyer agent commissions from listing agent commissions. The result? Well, beyond it being a confusing new system to navigate that now means a lot more back and forth between agents, some real estate sellers may end up paying fewer commissions than...
25m Aug 21, 2024
25m
233: Realtor compensation changes are here. What does it mean?
Several months ago, it was announced by the National Association of Realtors that, in light of several antitrust lawsuits that were being waged against the NAR and other real estate organizations, major changes were coming to the real estate industry. And chief among those changes were changes to how realtors, specifically buyers agents, would be compensated. We discussed these changes on this ...
49m Aug 14, 2024
49m
232: The Dangers of Overpricing Your Home
"You cannot fool the real estate market" is a phrase I love to use, because many home sellers seem to think that overpricing a listing is the best strategy to use when selling a home. But homebuyers aren't stupid, and they will identify an overpriced home quickly and simply ignore it, with the end result usually ending up worse for the seller than it would've been had they simply priced it righ...
32m Aug 07, 2024
32m
231: Buyer and Seller Strategies for a Shifting Market
We talk a lot about how the real estate market has shifted and what that means for buyers and sellers, but how does that actually impact your strategy for buying or selling real estate? Let's discuss five points for buyers and five points for sellers for how to educate themselves, strategize, and maximize their opportunities in an ever-evolving real estate market. This episode is sponsored by ...
45m Jul 31, 2024
45m
230: Prices set new records even as the real estate market softens
Looking at the data we now have for Greenville through June 2024, there are increasing signs of weakening demand coupled with increasingly growing supply. In fact, we are seeing record new listings coming on the market all the while the average price of a home in Greenville has soared above $400,000 for the first time ever. What does all this mean, and how does it compare to Greenville's tradit...
33m Jul 24, 2024
33m
229: Have homes bought since 2021 actually lost equity?
A lot of headlines right now are focused on homes losing value from their 2021 peak, but the headlines are national, and we need to assess what's happening specifically in Greenville. Thankfully, we have a simple way of doing this - we can look at all homes sold twice or more since 2021, evaluate the spread between the first sold price and the second one, and then run some basic formulas to det...
34m Jul 17, 2024
34m
228: 2024 Mid-Year Bold Predictions Review
At the end of 2023 into the beginning of 2024, I did a "bold predictions" episode where I discussed what I thought would happen to the Greenville real estate market in 2024. Well, now that half the year is over, it's time to do a preliminary review of the predictions to see how well they're doing. So let's go through all 10 of my 2024 bold predictions and compare them to the most up-to-date dat...
24m Jul 10, 2024
24m
227: 2024 Elections Are Already Impacting Local Real Estate
Election years always have a weird impact on real estate, and that's never been more true than this year. Not only are the Presidential elections impacting real estate (a well-known phenomenon that happens every four years), but in Greenville, more than ever, state and local races are proving to be hugely influential in things like development, infrastructure, etc. Long story short, we are ente...
54m Jul 03, 2024
54m
226: Is a Buyer's Market Coming?
As we look at the Greater Greenville Association of REALTORS market stats, a theme emerges: supply is increasing faster than demand, resulting in a softening market. Does that mean it's a buyers market? Not yet, but we may be closer than people realize to it *feeling* like a buyers market, even with prices as high as they remain. This episode is sponsored by Piper Insurance Group, who can help...
28m Jun 26, 2024
28m
225: My Experience with Solar Panels
Solar panels are one of the most controversial topics in real estate in SC, with some believing homeowners have a moral responsibility to use solar to help with climate change, while others on the opposite side of the spectrum believe that solar panels are nothing more than an expensive scam. Well, I finally had a chance to purchase and sell a home with solar panels, and it was a big learning e...
29m Jun 19, 2024
29m
224: Should I hold, or should I sell?
Should I hold, or should I sell? That's a question investors ask themselves daily, but people who own real estate, even if they aren't "real estate investors," should also be thinking about this. There are a lot of changes coming - potential declining populations, rising insurance costs, decreasing supply for homes with acreage, etc. - that will almost certainly impact the value of real estate ...
37m Jun 12, 2024
37m