[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
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appreciate that as wellthose two
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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
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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
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