Hello everyone and Welcome to another
episode of Selling Greenville your
favorite real estate podcast here in the
upstate of South Carolina I'm your host
as always Stan McCune realtor right here in
the greater Greenville area and you can
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every Wednesday morning which is when I
try to release it today we are going to
talk about the area of pedmont South
Carolina a very interesting area
overall right there on the border
between Greenville and Anderson County
in fact half of the the city if you want
to call it a city half the the city
of pedmont is located on the Greenville
County side and half of it is on the
Anderson County side somewhere to Greer
Greer is half in Greenville and half in
Spartanburg counties pedmont is is
an area that it it's it's really a a
unique location not just because it's
split between two counties but also
it's it's kind of out in a rural area
but also not very far from downtown
Greenville so if you're wanting more of
a country type of vibe but you still
want to be within 15 to 20 minutes of
downtown Greenville pedmont really
offers a lot of great options I sold a
house there
recently that a client of mine
flipped that when I was over there I
would hear you know roosters doing
their cocka dooodle Doo thing you know
just like at any point during the day
like it still has that type of rural
feel to it but it's close to
everything there on the west side now if
you're needing to commute to you know
the east side of Greenville or or start
to go out towards Spartanburg it's a
little bit of a hike once you start to
to try to access areas like that but if
if most of your life revolves on the
west side or towards downtown Greenville
or maybe even up north towards Travelers
Rest you know it's it's not super
inconvenient to get up in that direction
pedmont is a really interesting location
as well and and you know it's also in
in a sense there there's a sense in
which it's not that far from some of
the other things on the west side as
well like for instance if you if you
worked in Easley or or for whatever
reason you needed to commute to Clemson
you know it's closer to those areas
than than some other parts of the of the
upstate we talked about this
several several episodes ago when I was
analyzing the the various markets and
how they did in 2021 but pedmont has
historically been one of the places
where you can get some of the most
affordable housing in the upstate it's
one of the few places remaining where
that Still Remains true in 2021
the average for the general pedma area
the average or actually not
technically the average but the median
sales price median is what we go off of
was
185,900
that's approximately
$100,000 less than the median in the
greater Greenville area as a
whole and so that is something to
consider that was that was one part of
of pedmont then another part of pedmont
was 195,930
in the upstate so pedmont is just
keeping up with everywhere else so it
has been kind of a place where people
have been now you know that they're
maybe they were thinking about being
kind of more on the east side of
Greenville wanting to be able to have
quick access to downtown but they
don't you know really like easily they
don't you know want to be in in that
area it's still you know some parts of
easily are still still starting to get
more expensive than pedmont and so
people are starting to get pushed into
that pedmont area and it's really not a
bad area to get pushed into and as of
February and I don't know if this is
going to
hold but in one of the pedmont markets
the median price point was 261,000 and
the other one was 245,000 so that's
going to be a really fascinating thing
to monitor I I I'm not without digging
into that I'm not exactly sure what's
driving that there's some new
construction driving that or whatever
the case may be but it seems like there
might be some rapid gentrification
happening in that area but what I
want to discuss is and we've talked
about this before I I did a show
last year on PO Mill and the development
that's about to happen over there it was
sidetracked because of of Co I hear
it's supposed to be happening pretty
soon and it looks awesome it it truly
looks amazing what they are looking
to do over there at the PO Mill well
we've talked about this in the past the
the Greenville area was a Mill area
it was the the economy years ago was
driven by Mills and pedmont was no
exception pedmont right there in in
the downtown of pedmont you have the
Saluda River and the Saluda is is what
powered the the mill right there in
the downtown area and if you drive
through you'll see it it's actually you
know if it wasn't in such a state of
disrepair you can actually see that
there is some beauty to it and so
there used to be and and I mean there
kind of are the the remains of two Mills
that were in pedmont one on the
Anderson County side and then one on the
Greenville County side with a a foot Bri
foot Bridge that went in between them
and my understanding is that it was a
really vibrant miltown kind of community
and I mean you you can if you drive
through you can kind of see that and and
it looks very similar to if you're in
the other Greenville Mill areas such
as po Mill such as Denine Mills Mills
Mill all of these different Mills
you'll notice that there is a certain
look to these these Mill Villages and
and I didn't realize until recently that
people that aren't from Greenville don't
even really know what this is so back in
the day back when these Mills were
thriving what they would do is they
would develop Little Mill Villages
Around the Mills that would allow people
to you know essentially walk or ride a
bike or I don't know I don't know if
they were horses back then but but
they would have easy access to the mill
I we're talking definitely within
walking distance and easily within
biking distance and these mil Villages
all have very similar architecture very
similar looks to the houses that they
put up it's kind of like today you know
when you go into these production built
neighborhoods by you know Ryan Holmes or
Meritage or or whatever and you're
like oh all these houses look the same
well they did that back in the day
with these little Mill Villages so
around all these Mills and we have
dozens of them in the upstate of South
Carolina you see these little Mill
Villages and the houses generally have
this look where it's kind of a a a
flat two-story front with a a big front
porch with a roof you know over the big
front porch and then the back of it
slopes down all the way down pretty
steeply to basically only one story so
it's not a full it it is a full two
story
structure but the second story doesn't
go over the entire footprint of the
first floor and so the back roof slopes
all the way down and then and then
off from there and that's the general
look of all of these Mill houses and
there's a few other type of of mhouse
looks that you'll see but that is the
most stereotypical one so in pedmont if
you're driving through downtown pedmont
you will experience that and and you'll
see exactly what that is and I guess at
one time it was a thriving Community but
not so much anymore right I
mean again driveth through it you'll see
it is not thriving at this time
now as we're seeing the gentrification
moving and as we're seeing people
flipping more houses in that pedmont
area because it's one of the last places
where you can find cheap real estate
this is starting to we're starting to
see some revitalization happening and
so again I I have to be careful with
saying that this is always a good thing
because there are some negatives to
gentrification and some negatives to
areas being revitalized because they
sometimes and in many instances end up
pushing out those lower income residents
end up pushing out families that have
lived there for years and years I was
tracking my some of my family
ancestry recently on
ancestry.com and it was interesting that
there was a famous house that that my
my fifth great grandfather built in
Pennsylvania and that house you know had
to be sold in the early 1900s it had
been in the family for you know over
a hundred years and then it was
eventually sold 1900 and that's that's
kind of sad well that's what we see
happening in a lot of these types of
areas as gentrification happens some of
these homes that have been owned within
a family for for 70 or 80 years they
have no choice but to but to have to
sell them and to have to to move on to
somewhere else so I I want to be
careful about how I portray it but from
a meta perspective me as a realtor in
terms of of the market in
general this type of revitalization is
generally speaking a good thing and for
the Greenville area in particular in
particular and the the pedmont areas
we're talking about now any sort of
revitalization is really good good so to
bring this all back I referenced the the
PO Mill had been sold and
similarly in pedmont The pedmont Mill
Area 12.6 Acres on the river below
the community center was sold several
years ago and is right on the cusp of
being developed by I believe the company
name is Red Oak developers and they
were planning to do this before Co but
then Co completely shut everything down
as as we all know and so they've just
been sitting on this property for
several years they're probably very
happy with what has happened the past
couple of years in terms of of
growth in that area I don't know what
they purchased it for originally but
I'm sure that they're looking at prices
now and probably s saliva
at at what they can do and so this is
the interesting part of it that I didn't
expect but they're actually planning to
build town homes in that area that's not
something now you know I don't know
every area of pedmont super well but
that's not something I ever think about
when I think about pedmont as Town Homes
but that'll be an an interesting
an interesting development over there
they're planning on those Town Homes to
be in the the high 200 ,000 range to
maybe the low 300,000 range so
affordable not so much
unfortunately but it will start to
again keep driving the growth in in that
area I mean honestly those numbers are
kind of surprising I'll be interested to
see what these Town Homes look like
at the end of the day because you can
get a pretty nice town home in
Greenville County for high 200s to to to
low
300,000 they're also going to
be doing a pedestrian bridge
across across that River and then
having a kayak take in and take out
below the dam for kayak for for the
kayakers that are there in the Saluda
I did not know that there was
kayaking in the Saluda down in this
section in in the pedma area so I
actually looked this up and sure enough
there is a company
that I found called Saluda River
Rambler and it looks like they have a
pretty cool little kayaking business
that they do that takes you right by
the dam over there so shout out to
Saluda River Rambler I will I'll
definitely be exploring them a little
later you know I think that they open
back up later in the year when
things get a little bit yeah let's see
here booking available again on May 1st
opening weekend Saturday May 28th
through Monday May 30th so in the month
of May we'll be able to start booking
with them and then they have their
opening weekend coming up later on
that day so look them up saluta River
Rambler if you're interested in in
kayaking that pedm area that's that's a
a neat a neat little idea neat little
family activity that can be done and
so they're going to be doing some stuff
with with that Mill Area and and
with the area where the kayakers go that
will then to help make it you know more
interesting again more vibrant give
people stuff to do this is the and
and I think that they're going to be
doing stuff with with the the park and
whatnot and and just trying to again
just make the area nicer this is what we
keep seeing this is the way
development has has proven to be
successful in the upstate is when
they combine residential sometimes with
commercial and oftentimes with some sort
of greenery in the mix people want
things that they can do that they
don't have to travel to they want to be
able to just walk to the park they want
to be able to just take a stroll in the
area or take out you know a kayak and
and jump in the Saluda River I think
that that sounds like a blast I mean
that sounds like something similar to
what people in Travelers Rest right now
get to do with the Swamp Rabbit Trail
being right there and all of the outdoor
activities that are that are in
traveler's rest and so pedmont could be
positioning itself as kind of that next
outdoorsy type of area even though right
now we don't think of it that way so I'm
very interested to see how this all
plays out I don't know exactly
what their timelines are I know that
they're planning to to start doing
interior demolition this month is what
they said they were planning to do that
in March of
2020 and hoping to open by the end of
2020 but now they're they're starting
March of
2022 and and we'll see you know exactly
how that ends up playing out long term
maybe they'll be done by the end of
this year I think that that's optimistic
it'll probably be be pushing into next
year but I'm excited to see that and if
you are if you are a investor a real
estate investor or a home owner in
pedmont generally speaking you should be
excited for this as well this should be
very good like I said it cuts both ways
but generally speaking on a meta level
this should be very good for the area of
pedmont and I think it will put pedmont
on the map for a lot of people that just
H haven't considered it at all up to
this point because if you're going to go
to a Village why not go to one of these
other Mill Villages that are way closer
to Downtown Greenville well pedmont
is going to be making a play here in the
upcoming years that maybe that is the
the one that the Mill area that people
should consider and they're going to
have a lot more new construction and
with that a lot more houses being
flipped there's already a decent bit of
houses being flipped in that area expect
to see that more and more and more in
the upcoming months and years so short
little episode today I hope you guys
enjoyed it keep pedmont on your radar
and I think that you will will benefit
as a potential homeowner as a potential
investor is definitely something to keep
in mind all my contact information is in
the show notes as always rate review
subscribe and we'll talk again next week
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