[Music] Hello everyone and Welcome to another episode of Selling Greenville your favorite real estate podcast here in Greenville South Carolina I'm your host is always Stan McCune realtor right here in the Greenville Market you can find all of my contact information in the show notes for any of your real estate needs just reached out to me via text via phone call via email DM whatever is easiest for you you and just a reminder as always please subscribe to the show if you enjoy it please leave a nice five-star rating on the Spotify and or apple podcast appand please also just if you have a moment to leave to type up a short little review I'd appreciate that as wellthose two apps that I mentioned I believe both have the capabilities of accepting reviews I know for sure Apple podcast does and that's what the vast majority of my listeners are using so if you don't mind just go to the show page scroll down a little bit you will see an option to hit five stars and to leave a review and I would greatly appreciate thatI hope you guys had a great Thanksgivingit was a good one for me I resisted going back for seconds for the first time because I did not want to overeat because that has been a struggle for me in previous thanksgivingsbut I hope that that you all had a great holiday with your family and or friends and or just aloneit was a good one for me but I'm glad to be back in the saddle here workingI had a really nice first day back because I was without internet for basically the entire week of Thanksgiving I was able to still kind of make things work with my phonebut but let's just be honest I am glad to have internet again and be back in the saddle and recording this episode for you guys after the Thanksgiving holiday soa few weeks ago I received a listener request to because a lot of my listeners are I I basically have three groups of listeners right there's my listeners that are just kind of interested in just my content because they're friends with meor family or whatever the case may be they're not super interested as much in the real estate part of it but they're just interested in my content so I have that um I have a lot of investor clients or just people that are interested in investing in real estate that perhaps are not my clients maybe they have relationships with other Realtors or whatever the case may be that listen to my contentand then a lot of my listeners are also from out of state that are interested in moving here and that just want to learn about the Greenville real estate market maybe not even out of state in some cases just out of Market perhaps moving here from from the low country of South Carolina or what have youbut I received a listener request from an out ofate listenerone of the many that I have that's potentially moving to Greenville um that had a really great idea that I should kind of preview the different areas of Greenville which you know when you compile all of my podcasts together I kind of do this in a variety of different ways but when I thought about it I've never really had a podcast where I have just talked about the different areas of Greenville the different neighborhoods of Greenville and just kind of previewed them given an overview of them to someone operating under the assumption of someone or looking through the lens let me say it this way looking through the lens of someone that has never been here and so I decided to to go ahead and attempt to do that and it seemed like a pretty simple request at first but when I really started thinking about it I realized that it's actually kind of challenging to describe these entire sub regions or areas or neighborhoods of Greenville um and and what's interesting is what makes it difficult is that Greenville is actually a small Market relatively speaking so when you get into like big markets like Atlanta you've got like major neighborhoods like Buckhead or you've got Midtownyou go to you know New York City you've got you know I don't know flat iron District you've got Financial District Upper East Side um all all these different things um Greenville doesn't really have a lot of neighborhoods that you can just slap a label like that on I mean some people would debate whether we even have a Midtown right we we do have a Midtown but like nobody calls it that nobody's like well I'm in Midtown I'm going to Midtown Greenville right now like it just all kind of Blends in together um locally here we will throw out things like saying well I'm going to the west side of Greenville today and like people know what what you mean basically or you might say I'm going to the east side of Greenville people basically have an understanding of of locally of what you're saying but when you try to to to Define these areas for the purposes of someone that has never been here it's it's actually kind of kind of difficult um but I did my best and hopefully you guys will like the result I think even for my listeners thatare very familiar with Greenville I think that you'll find some some of the numbers that I have in here because I I actually um analyze some of the sales numbers for some of these areas I think at the very least that you'll find that interesting um even if you're very familiar with all of these areas but anyway aside from thatultimately what I tried to do is I tried to group together neighborhoods that were generally speaking in the same area geographicallyand also had homes that were similar in size age and price now like I said this is honestly a lot more difficult than you would think um and there's a huge degree of subjectivity hereand for the purposes of time because I try to keep this podcast to roughly 30 minutesI did had have to lump some neighborhoods some areas together that some may argue okay those are those should not be lumped together and if you feel that way um I apologize I'm doing the best that I can here with the time that I'm given I I can't break out every single little pocket of Greenville it would take me several episodes to do that and ultimately I just don't think it would be that helpful to the Casual listener um so I'm going to go ahead and and offer that caveat to start I'm also going to offer this caveat I have to be very careful with some of this content that I put out there because of steering lawsRealtors have a bad history of steering people away from quote unquote bad neighborhoods into good ones um that is a violation of everything that we're supposed to do in real estate um we're not supposed to steer people away from certain neighborhoods with certain demographics into others that's that's not our jobif you are looking to buy in a neighborhood with that's a certain demographic that is your prerogativebut I cannot direct you in that way if that makes any sense and as suchI have to be very careful discussing school zones I can't be like okay yeah this is a bad school zone nope that's a violation of steering laws um I can't discuss crime rates actually my my brokerage tells us not to research crime ratesso I don't I don't look at crime statistics or anything like that that's a liability um but the good news is that all of these things are available for you in the public domain greatschools.com I believehas some great resources on schools actually Greenville County publishes a lot of great informationabout graduation rates literacy rates all sorts of different things broken out by the different schoolsyou can obviously get a lot of information on crime statistics from the sheriff's department look up registered sex offenders online all of these things I recommend that you do all of those things but I will not be able to do those for you because because I have to practice fair housing that's part of what I agreed to when I agreed to become a realtor so I hope you guys understand that that saidyou know there are some objective things that I can say for instance if there are schools that have won awards award-winning schools I I I feel like that's that's fair to say um but I will caveat thatthere are a lot of great schools in Greenville the the really aren't that many bad schools in my opinion at the end of the day in Greenville County there's a lot of great ones that haven't won awards but they are still very very good schools schools that people specifically come to me and they're like I want my kid to go to that school and it doesn't have any notoriety but it's just a good school um and so you should know that just because a school hasn't won awards doesn't mean it's a bad School do your own research a lot of information like I said is out there in the public domain okay okay excuse me all right with all that said we're just going to jump right in and I'm going to start with the most obvious thing right the Hub the wheel downtown Greenville and I'm going to lump all of downtown Greenville together into one big thing I'm not going to break out downtown Greenville into different areas we're just going to talk about Downtown Greenville basically that area around the river the REI Riverand you know around Main Street all of that this is what I'm going to consider to be downtown Greenville 29601 zip code how about that anything in 29601 zip code Downtown Greenville if if you're not familiar with it you should think about it as mostly condos and town homesthe vast majority of residential construction is going to be condos and town homes they converted almost all of the single family detached houses into commercial mostly attorney's offices which to me is very sad but that's what they did that's how the the city makes the most money at the end of the day is with commercial real estate not so much with residentialand that was the the decision that they madethere are still some occasional houses that are still on that 29601 downtown zip code but they are normally in a historic district which isn't a problem I mean those historic districts are really nice um but obviously there are restrict rtion when you live in a historic districtand the city is a lot pickier about some things so that's just something to keep in mind outside of the historic district you're pretty much living in a condo or a town home um and that's just the way it isnow there are some nice areas just outside of downtown Greenville that that do have nice houses for sale such as North Maine or Cleveland Forest but those aren't exactly walkable to downtownand not in my opinionunless by walkable you mean like a 30 plus minute walk to me I consider most of those residential areas that have houses to be more bikable to Downtown Greenville most people are not going to be walking from North M from the north M neighborhood down into Downtown Greenville it's just it's it's would just be a long walk heavy traffic along the way in terms of car trafficso most people unfortunately if you want to be walkable within Downtown Greenville you're pretty much going to be in a condo or perhaps one of those houses in historic district that's maybe about 10 minutes away from from Main Street a 10- minute walk away from Main Streetobviously Parks um in and near downtown Greenville are second to none I mean not just for this area but for the entire state of South Carolina not just for the entire state of South Carolina but for the entire us I mean this is undisputable particularly Falls Park Cleveland Park these and and you know there are a lot of parks you know around them as well these are some of the nicest Parks particularly Falls Park obviously in in the US it gets national notoriety constantlyconstantly being referenced in various Publications constantly getting Awards so obviously from that standpoint Downtown Greenville is incredibly unique um but the type of housing that you have available in Downtown Greenville is not not particularly uniquenow if you're listening to this and you're not familiar with these areas you might benefit from actually pulling pulling up you know Google Maps or something like that I'm going to be referencing some specific areas on there and I tried to make it to where you could look on Google Maps and kind of identify these areas pretty quickly all right so as you pull away from downtown Greenville the different Urban and Suburban areas each really have a different feel to them and so I tried to encapsulate that as as much as I could into how I split up these areas again some of you are are probably going to listen and be like yeah I wouldn't have included that neighborhood into this area whateveragain I I had to do what I had to dobut near downtown but reasonably pricedWest Greenville and the bordering areas we're just going to Loosely call this West Greenville but it it's really locals wouldn't consider all of the this West Greenville so we'll just say West Greenville in the bordering areassuch as Sterling Sullivan denin Mill Judson Mill welcome City View Sansui pill Berea and Cherrydale again huge area all of these that are kind of on that west of downtown Greenville side of townand these are all obviously very different in a lot of ways I mean that's a lot of neighborhoods I just rattled offfor instance in parts of West Greenville proper like if you're looking at Google Maps where it's says West Greenville um it all and also parts of like southern sideareas that are near Unity Park you'll find some very very expensive new development obviously that's some of the most valuable dirt in South Carolina there right there around Unity Park um when you're in Denine and Judson on the other hand you're going to see tons of 70 to 80 plus year old mill houses um remember if if you don't know Greenville used to be a Milltown textile mills was like the big thing in Greenville so there are all these little Mill Villages and Denine and Judson are are two of them and there's a ton of them out there on the West Sideon whereas on the flip side you go to Berea which again I'm lumping in with all of this you'll see 40 to 50y Old Brick ranches some newer development some apartmentsand everything in between so these are all kind of on the west side of Greenville but at the same time they're all very different little areas in general however they do share some things in common besides just geographically being west of downtown Greenville for starters these areas were all generally speaking built with the working class of Greenville in mind and in many ways that identity remains to this day I would like to point out however that the working class when you know for instance these Mill houses were built they were blue collar they were people working at the Mill hence the mill housesand right now the economy in Greenville is the the vast majority is White Collar we are a white collar economy in Greenville a lot of people don't realize that a lot of people still consider Greenville Blue Collar it is notit is very much a White Collar economy here in Greenville andso when you think of working class you shouldn't necessarily be thinking Blue Collar that's that's where I'm going with that um so as such as such from the standpoint of why these were built why these areas were built arily to be for the working class um you'll find that this is th this area this west side of Greenville and all these little neighborhoods around it are some of the areas where you can still find reasonably priced priced housing that is close to downtown Greenville of course some of these will be fixer uppers but it's still an opportunity to be pretty close to the action pretty close to downtownand and I should mention as well the main Greenville hospitals are somewhat in this area areaand so you can be kind of near all that without paying out the nose like you do in downtown Greenville um so what does that mean in terms of price point well I have that information for you the median price the past year for this area was $235,000 at least when I pulled this data which was couple weeks agoso the medium price the past year for this west side of Greenville area was $235,000 with a low of 68,000 which is for sure I would assume a fixer upper and a high of $699,000 all rightso that gives you an idea of what pricing you can kind of generally expect to find in West Greenville how does that compare to Greenville as a whole well we talked about this last week but right now Greenville is the median price point is hovering between 335,000 so this is well below the median for Greenville as a whole another thing that's that'skind of a unifying element of these areas is that there's a lot of transformation happening in these areas a lot of homes being flipped a lot of properties that were kind of dilapidated rentals that are being sold and being rehabbedin some cases being just torn down altogether new construction popping up so there's a lot of transformation happening in these areasI would mention as well these areas I I wouldn't consider them particularly walkable unless you're you're near kind of that Unity Park um areawell actually I kind of jumped ahead of myself they're not particularly walkable and there aren't a lot of parks or things to do in them in general with three very noteworthy exceptionsand and there's probably a few other exceptions if if I really think about it but there are three that really stand out off the top of my head the first is the Swamp Rabbit Trail this is a a very nice level paved bike trail that goes from the north side of Greenville all the way down to the south side of Greenville Countyand it cuts straight through the heart of all of these areas it follows the REI River and it just goes straight through West Greenville so obviously the swamp rabit Trail is a great thing to do very popular thing right now and and it's brought a lot of growth and development to this areasecondly what stands out is of course Unity Park I mentioned this this is a park that was just built the past couple of yearsit's incredible you absolutely have to go to Unity Park super unique the way they combine the landscapeput you know huge bridge in there that com that is all connected with the Swamp Rabbit Trail there's places to eat do yogaI think maybe CrossFit I don't know there's a a whole bunch of stuff to do right in that area it's super cooland and it's a great thing to do and as well in this area it we have the village of West Greenville which is a a almost like its own little Main Streetbut it has some neat little shops breweries some artart little art art places art galleries that's the word I'm looking for sorryso some neat little things to do so those are kind of the main things to do but when you're in the middle of like Denine or Judson or whatever there's not it's not like it's a a neighborhood with with a ton of of stuff to do so you should just be aware of that you you have to go to some of these areas that are nearbyand of course Downtown Greenville is fairly nearby as well i' also mention that there aren't very many grocery stores around herealthough there are a higher than normal number of ethnic grocery stores if if you are looking for ethnic grocery storesAsian middle eastern Hispanic there is all sorts of really cool ethnic grocery storesand of course there is the occasional Walmart nearby all right now if you have a larger budgetthere are some similar neighborhoods South and Southeast of downtown that have more expensive homes but that are still fairly reasonable overall and so I'm lumping together nickl toown East over and Pleasant Valley togetherwhich are all like I said South and kind of southeast of downtown Greenville now these areas are usually more expensive because they're surrounded by some of the most expensive homes in all of Greenville but they also have more of a convenience to grocery stores home improvement stores um some of the well-known restaurants in in Greenville than some of the areas that I just mentioned you also have proximity to Cleveland Park multiple country clubsthe again the swamp Trail cuts through this area you have easy access to that which you can then ride straight into downtown Greenville um which is not very far at all from this area from from a bike ride standpoint you you would not be a generally speaking you're not going to be walking from here into downtown Greenville again unless you're you're willing to walk 30 30 to 40 5 minutes um and and and are you know are able to kind of wind because depending on like if you're in Pleasant Valley for instance you you would have to just to get to a major sidewalk to take you into downtown Greenville would take you quite some time so so just be aware of that you're not walking to Downtown Greenville generally speaking from these areasbut they're but they're still pretty close to the action bike ride short drive we will get you there maybe a segue if you're into Segways these are oftensmaller homes the the majority are going to be less than 1500 square ft and a large portion of them are going to be less than even a th Square ft so these are a lot of a lot of two-bedroom homes some small three-bedroom homes not very many that are going to be larger than than three bedrooms now I had to separate these areas out because they're definitely unique from the others in that kind of Cleveland Park Greenville Country Club Augusta Road area but this is by far the smallest area and fewest number of houses of any area that I'm going to discuss on this podcastwith these neighborhoods nickletown East R Pleasant Valleyonly 70 homes sold the past year in this area that's well below any of the other areas that I that I'm going to analyze in this podcast this is a a relatively small area by Greenville standards the medium price point for these areas was very close to the Greenville medium it was 320,000 just a tad above the Greenville medium median um and that had a low of 115,000 and a high of $995,000 now as I mentioned if your budget is substantially higherjust outside of these neighborhoods are some of the most expensive neighborhoods in all of Greenville you've got the Augusta Road Cleveland Park Cleveland Forest Parkins Mill go areas that are all in this General vicinity and all offer really some of the most exclusive housing in of Greenville some newer construction and some just old stately homesthere are some award-winning schools in this area as wellalthough as I've already mentioned Greenville has a lot of great schools that don't win AwardsI'm not going to spend a whole lot of more time because I've already discussed you've got Cleveland Park nearby you've got Downtown Greenville not very far you've got country clubs nearbykind of all of the same perks as the neighborhoods that I just mentioned the the Pleasant Valley East over nickl toown neighborhoods except that this is just a these areas Augusta Road Cleveland Park Cleveland Forest Parkin Mill are just more expensive homes the median for those areas the past year was 575,000 with a low of 150,000 and a high of 2.5 million so much more expensive housing than what you find in in some of those other neighborhoods that are basically just bordering them now if we lookat the North and a little bit east of downtown we have North Main and Overbrook areas um these neighborhoods are very similar and very different at the same time in fact going into this exercise I would have never thought to lump them together but it it did make sense in some ways for me to lump North M and overbook together um and if you're looking at a map North m is is what it is it's it's you've got Main Street and as you go up north eventually it becomes this neighborhood called North Main Overbrook is like I said just east of downtown along East North Street Stone Avenue kind of that areathe main things that are similar about these neighborhoods obviously is their proximity and access to Downtown Greenvillesome of these other areas that I've mentioned do have access to Downtown Greenville but it's more winding access right there's not as I already mentioned it might take you several miles just to get to a sidewalk that takes you directly into downtown Greenville whereas North Main and Overbrook they both have very direct access into downtown if you're if you live in either of those areas you get on a you get on a bike you get in a vehicle it's not going to be very long at all because you're going to be able to drive straight into downtown GreenvilleI will mention though North man is substantially more pedestrian and bike friendly than Overbrook substantially really North North Main is a neighborhood Overbrook I would not consider a neighborhood Overbrook and I'm kind of jumping ahead of myself a little bit but Overbrook is a lot more it's it's a a blending of a lot of different thingsincluding a heavy commercial type of presence because you've got some major streets going through it North m is is like an actual neighborhood you you drive in it and you feel like you're in a neighborhood in over Brook you there are neighborhoods in it but it is more just a general label for a geographic area just in generalnow these areas have some very nice and often very expensive houses in them but you'll also see a lot of rental properties and homes that are just being sat on in a state of disarray it's really sad for me when I sometimes drive through North m i see a house that is you know is just sitting there that nobody has done any nobody's lived in or done anything to it in a very very long time and it's just like you see million doll houses all around it and then here's this one house that clearly someone is just you know just paying the property a a tiny property tax bill every year and they're just sitting on it and eventually going to do probably sell it you know when times get tough or whatever maybe pass it on to their heirs or something like that and then they have to decide I don't know um but but you will see thatthe median for these areas was 409,000 with a low of 173,000 and a high of 1.46 million so this is more expensive than average for Greenvillebut not nearly as high as those areas the Cleveland Forest Parkins Mill those areas that we just mentionedbut like I said these areas are extremely close to downtown Greenville if you want to live close to downtown Greenvillethis is you can't really get much closer than this and still own an actual house so very desirable areas obviously as we go up further from downtown Greenville things obviously get more suburban north and of the North Main area is what I would Loosely call there's not really a a way to describe it um there's not like a a single term that encapsulates this area but I'm going to Loosely call it the Wade Hampton Paris Mountain SL Ferman University area of Greenville probably most probably locals would generally call it the Ferman area of Greenville because Ferman University is close to that area butto me that doesn't completely encapsulate it and and this very personal for me because I live in this area and it's like I I'm pretty close to Ferman but it's like Ferman is not like right outside my window I don't like feel like I'm close to Ferman at allbut um nonetheless that's the area that we have now Loosely speaking this is if you if you're looking on Google Maps this is the area just directly south of Paris Mountain State Parkand in between Wade Hampton Boulevard and Highway 276 at least that's how I'm defining this areanow Paris Martin Paris Mountain Paris Martin I don't know where that came from Paris Mountain is our main State Park in Greenville so that's obviously quite nearby and very accessiblelots of great Trails biking hikingcool lakes in the area um so you can go out and Grill you can have partiesso that's really the main State Park in Greenville so that's very accessibleand and it's a big draw for this areaas I already mentioned this is the area that I live in so I know it very welland it it's really incredible the mix of housing that you'll see trailer parks Apartments small houses big houses um old houses somenewer houses but mostly mostly old housesmy house is like a 50 something year old house that was remodeled a few years ago um and there's a lot of those in this area um there are some neighborhoods with newer construction but most of of these houses are like I said older and and what's interesting is as I've gotten to know some of the people in this area is that a lot of these people have owned these homes for 30 40 years there's a lot of a lot of old home ownership in this area people that just aren't leavingand I I think that's cool I've I've got no problem with that I I experienced that when I lived on the east side of Greenville it was kind of we we saw some similar thingsand and there's a very I should say there there's a reason for that rightone thing that's similar about this area in East Side Greenville is that with these older homes the Lots tend to be larger so people don't want to leave their larger lots to to go to newer construction that has a smaller lot so I think that's why you typically see people not leave some of these areas now the closer you get to Paris Mountain the more you start to see elevation gain in the Foothillsin some areas that have some really fantastic Mountain views I really love that I'm I'm a sucker for a good Mountain View you can actually see some good mountain views in some parts of bua as well but it's not as common um butbut in in this area where you're right near Paris Mountain I mean sometimes you just round a corner and it's like whoa there's the mountain right there it's super cooland and there can be some really reasonable real estate in this area much of it is not in an HOA which for me I really like I'm not a big fan of HOAs personallybut not a lot of homes come on the market in large part due to people again not wanting to move from from their large Lots onto smaller Lotsand and in addition to that just thinking about it logicallythere are fewer houses per acre than other parts of Greenville because they're on larger Lots I mean my house is on almost one and a half acres um so on the flip side the house that I used to live in was 0.15 Acres my lot is literally 10 times the size of what my old lot wasso they could literally fit you know the the developer of my previous neighborhood that I was in could fit 10 houses on my one lot where I have one house so there's just not as many homes in this area that come on the market because there aren't as many homes for sale not as many people interested in leaving the areain terms of shopping Cherrydale is super convenient to this areaand it's improved really dramatically the past 5 to 10 years I I told someone recently that I lived near Cherrydale and they had some very negative opinions about CherrydaleI used to feel the same way not anymore Cherrydale has some nice it's big box type type of Stores um you know we we were talking my wife was talking about when's Target coming to Cherrydale I'm not saying that they are coming to Cherrydale but it just feels like that is kind of the next logical step we got all the home I'm I'm like 3 minutes away from Home Depot that is phenomenal I love being 3 minutes away from Home Depotyou know Chick-fil-A is nearby you know cookout is nearby if you don't know what cookout is it is a very cheapbut rewarding fast food I guess for me it isanyway Cherrydale I'm I'm a fan it's very convenient and traveler's rest is not very far either if if you want to get away from the big box stores do more Boutique shopping more boutique style you know Mom and Pop style restaurantsTR is not very far away so the medium for this area obviously I'm spending a little bit more time on this area because I live herebut we need to move on the median the past year was 326,000 so a hair above the median for Greenville as a wholeand that had a low of 71,000 and a high of 2.5 millionpushing out further east from the Overbrook area so I'm I'm kind of reversing the direction that I that I started with before so now we're going to push out further from the Overbrook area we have what most would call Eastside Greenvillenow East Side Greenville doesn't really have clear Geographic boundaries so I'm just going to Define this area as Loosely from Pleasantburg Drive on the west Wade Hampton Boulevard on the North the borders of Taylor and Greer on the East which is kind of loose maybe along Old Spartanburg Roadand then I 385 and I85 on the southnow these areas I tend to think of as greenville's original White Collar suburbs we talked about the blue collar suburbs before on the west side of Greenville on the east side of Greenville you have what was kind of the developers I think originally had in mind to be the white collar suburbs as I've already said those distinctions aren't really here anymore now it's more just what flavor of area do you want to live inhomes in this area were typically built in the 60s and 80s by developers in neighborhoods on Lots typically in the quarter to half acre range typic generally speakingso not huge Lots but decent size you get you get a yard usually in East Side Greenvillelots of ranches lots of Tri level homes generally speaking these homes are going to be in the 1500 to 2500 foot range with a mix of HOA and non HOA communitiesand and there's plenty of new construction out in this area as well I don't want to make it sound like everything is built in the 60s and ' 80s there's plenty of new construction as wellbut when I think of East Side Greenville I I think about those 60s to 80s ranches and tri Lev homes um proximity to just about everything is phenomenal in East Side Greenville um you've got proximity to a variety of parksyou're still close to downtown Greenville you've there's plenty of restaurants both mom and pop and you know chain places a good variety of grocery storesvery close to shopping Woodruff Road Haywood Haywood Road where the mall isand all of this while hosting award-winning schools and being extremely accessibleto both interstates so East Side Greenville um you know it like I said it was designed to be a white collar suburban area so you've got all this accessibility that when this was built that was what they were designing it to be soI used to live in East Side Greenville um I loved my time there it there was it never took me more than 10 minutes to get anywhere it felt likeand so that that's a really cool feature of that area the medium price point for eastside Greenville the past year was $360,000 with a low of $129,000 that was the lowest sale and the highest was 850,000 so that's a pretty close spread right there you know no million dooll homes were soldyou don't really see that generally speaking like I said these are these are generally speaking going to be homes that are, 1500 to to 2500 square ft on quarter to half acre lot so that just the the general demographic the the general style of housing just means that the spread between the lowest and highestis not going to be as high as some of these other areas that we've seen and and generally these homes are in neighborhoods unlike the area that I just talked about that's near Ferman Wade Hampton High School all of that Paris Mountain those are generally not neighborhoods right where I live I'm not really in a neighborhoodwhereas on the east side of Greenville these are pretty much all neighborhoodsso there's a degree of you know being able to walk around your neighborhood walk the dog that kind of stuff I I can't really do that where I currently live we just have you know busy streetsso that that's a a a really key distinctive of that East Side Greenville area all rightmoving right along Midtown Greenvillewhich again people don't generally call it Midtown Greenville locals don'tbut I I think at some point it'll probably stickbut I'm going to Loosely Define this as the sliver of real estate east of downtown Greenville between I 385 I 85 and Highway 276this is the area that most would think of as greenville's main shopping Corridor as it is home to the Haywood Mall wooder Road and the lawrens road Motor Mile so we've got the Haywood Mall if you don't know wooder Road that's where kind of like most of the big box stores are located the ones that aren't in the mall and then like I said the lawren road Motor Mile every city has some kind of a motor mileours is located there on lawren roadthis areais almost exclusively as of like 20 30 years ago was almost exclusively commercial primarily all these stores restaurants and the likeand so the vast majority residential construction is has been built the past 20 to 30 years and it's generally high density housing Town Homes condos Etcthere are some neighborhoods for instance Verde immediately comes to mind that have single family residences on small Lots that's more the exception than the rule I thinkbut but there are you you can get a house in this areait's just that's not as much what they're developing in this area now nowGood Luck avoiding an HOA herethe the neighborhoods that I just described East Side Greenvilleand then north of of downtown Greenville near Paris Mountain you can find homes that aren't in an HOA in those areas you are not going to find a home that is outside of an HOA in this Midtown area the past year there were 130 homes sold in this area and only 10 of them were not in an HOA and those were pretty much all in and small developments that were originally built to belowincome affordable housing um butall that kept in mind this area is as good as any as you can imaginejust from the standpoint of accessibilityunparalleled access to Parks very close to downtown um incredible selection of restaurants breweries shopping Etc but it comes at a cost the medium price point in this area for the past year was 564 ,000 with a low of 200,000 and a high of 1.78 million so yeah it's close to everythingbut it it comes out a cost this is one of the most expensive areas that I looked atit was yeah it was second only to that Augusta Road Cleveland Park Cleveland Forest Parkins Mill Area which actually surprised me I was surprised that that this Midtown Greenville area competed on price point with some of those most expensive parts near downtown Greenville but it did now pushing out further south we have what I will Loosely call The Donaldson Center areas this is basically everything north of um I Interstate 185 south of Interstate 85 but not including Malden I did not include Maldenas I was looking at this now this area has one really great thing going for it and that is Lake Cony Nature Preserve which is easily the best area to enjoy nature without having to pay anythingand without it being strenuous at Paris Mountain you have to payI think it's like it's it's not cheap it's like maybe $10 a person um maybe not that expensive maybe $5 a person anyway it's pricey to go into Paris Mountain Lake Cony is on a donation basis only so you don't have to pay if you don't want toand it's very flat very level swamp rapid Trail cuts through thereand so it's it's a really great place to see nature with without having to pay anything and without having to really do anything very strenuous from the standpoint of of walking little fun fact Lake Cony was actually created by my understanding by beavers that damned the re River and then caused that area to flood a lot of lakes in our area are man-made lake kesty is beaver made and so now it's a protected area with some great Trails boardwalks and a lot of interesting birds insects Etc and as I already mentioned it connects to the Swamp Rabbit Trail so that being said though within this Donaldson Center area of Greenville Lake Cony is about all that you can do without going to another section of Greenville there there's just there's not a ton to do in in that Donson Center area let's just be honest but that being said it's only 15 to 20 minutes away from downtown Greenville so get in your car and head up that way if you you if you get bored you can generally expect to be in an HOA in this area with a little less than 2third of the past years sales involving a house in an HOA and the majority of the houses in this area that are in an HOA so roughly two-thirds of the houses in this area are less than 20 years old but I have seen some homes in this area I've shown some homes in this area that are very very old so there are some homes in this area that are knocking on the door of a hundred years old but most of them are going to be it's been mostly newer development the past 20 years that has sold in this area now one major concern for this area is the lack of grocery stores it's been a complaint by residents in this area for a long time you pretty much have to go to Malden to get your groceries which isn't a big deal but it it's you're not just you know staying within your little area and getting groceries there you do have to go somewhere else to to get groceries the median price point for this area was the past year was 273,000 with a low of 75,000 and a high of 950,000 and just out of curiosity I looked at the medium for the Nona properties which are generally going to be those older homes and that was 210,000 so if if you are looking for really reasonable pricing older homes in that Donaldson Center area could provide what you need all right now the last area that I'm going to discuss this podcast has already gone way too long I apologize for that but the last area that we're going to discuss is the Far Western Edge of Greenville between White Horse Road and the Saluda River this is a rural area there is no way around it is a very Ral rural area some stretches feel like you're in the middle of nowhere otherwise be besides that distinctive feature the types of houses and whatnot that you in this area are very similar to what you'd find just on the other side of White Horse Road which was that Berea area that Berea City View Etc that we talked about earlier in the show except obviously the housing is not as dense Lots tend to be bigger when you get west of White Horse Road there tends to be fewer houses per capita which I don't even know if that's the correct use of that of that phrase but you guys know what I mean it's not as dense as you'll find East of White Horse Road in that City View area the shopping situation is very similar to Bria City View Etc you're not going to find a whole lot of shopping west of White Horse Road you pretty much have to go to that White Horse Road Corridor to get to a Walmart to get to a you know a chain store a big box store obviously you have those great ethnic grocery store options that I already mentioned and so that's what you're going to have to do if you want to go to a more boot Boutique type of store or type of grocery store you're going to have to drive a little bit you're you're not very far from Easley which has some other shopping possibilities that might appeal to some but again Easley is mostly going to be the the chain and big box stores as well there are not very many parks in this area but there is a Saluda Lake and the Saluda River nearby and and so there are some water activities such as tubing kayaking things that people wouldn't have considered doing a few years ago but that is becoming a little bit more mainstream now so so I think that that could be interesting for some U the medium price point in this area was 235,000 with a low of 45,000 I'm sure that one was a fixer upper and a high of 650,000 so this is a a more affordable area if if you're wanting to be relatively close you know within 30 minutes of downtown Greenville but want a more rural experience this and and cheaper house as well this could be a great option for you that area west of White Horse Road but east of the Saluda River so that's it hopefully that was helpful for for some of you guys to kind of get a general overview of the various areas of Greenville I'd like to also hopefully next week do the same exercise but with areas like Malden Simpsonville Five Forks Travelers Rest Etc we'll see we'll see if I have time to get to that for next week I will for sure be doing that at some point though here in the near future but I hope that that was helpful let me know what your thoughts were if you have any strong opinions if if you thought that it would have been helpful for me to cover something else feel free my contact information is in the show notes and that's how you can give me that specific feedback but I'd also like for you to give positive feedback on the Apple podcast app please leave a five five star rating please leave a short little review please subscribe to the show don't miss any future episodes that I put out that's it for this week I hope you guys stay safe and we will talk again next time [Music]