Hello everyone and Welcome to another

episode of Selling Greenville your

favorite real estate podcast here in

Greenville, South Carolina, I'm your host

as always Stan Mccune realtor right here in

Greenville South Carolina and you can

find all of my contact information in

the show notes if you need to reach out

to me for any of your real estate needs

here in Greenville or elsewhere and

please just a reminder as always leave a

rating review subscribe to make sure

you don't miss future episodes all of

those good things

and that's all that I ask for you

guys generally speaking in support of

the show that and use me as your realtor

those are the only things that I ask of

you guys so I'd appreciate if you could

do that today we're going to be

talking about local markets within the

Greenville County Market Okay so we've

been talking we look at the market

stats pretty much every month we've

been talking about that a lot we've been

talking about how prices are staying

High we've been talking about how days

on Market are going up you know

the sales price versus percentage of

list price we've been talking about that

Dynamic all sorts of different things

like that but that's for the entire

greater Greenville market today I want

us to take a little bit of a deep dive

and we're not going to spend a ton of

time on each submarket but we're going

to take a little bit of a micro-deep

dive into multiple different very

important markets to see what is

happening in each different submarket

here in Greenville County and the

reason why that's important is because

when we look at the metadata it doesn't

tell us the full story again it tells us

what's happening in the entire Upstate

but it doesn't necessarily tell us

what's happening in this area of the

upstate in Simpsonville versus Greer

versus travers's arest all these

different things and so I want to take a

minute to dive into these different

submarkets and I have a way that I'm

going to do this this is actually

this is a great episode if you want to

watch this on YouTube look up Selling

Greenville podcast and you will find

it on there you can also search for

my name you can find Stan Mccune on

there but if you're listening to this

I'm going to try to make this as

listener-friendly as possible the vast

majority of my audience is listeners

versus Watchers but this would be a

great episode to to watch on YouTube

and by the way if you are watching on

YouTube you'll see me look down I have

I have some Che sheets here that I

will be referencing it's exactly the

same data as what you guys are looking

at except that I've marked up a

little bit I printed some things off and

marked some things up so what we're

going to be looking at today is the

market conditions addendum report by the

way I want to say this I had I've had

a lot of people reach out to me a lot of

Agents reach out to me lately from

other companies which is highly highly

rare does not happen every day

that a realtor such as myself receives

calls from other Realtors strictly

for the purpose of asking for advice

when it comes to their clients asking

for advice when it comes to thoughts

on data things of that nature how to do

this how to do that I just want to

say if you're an agent listening I

honestly I did not know until fairly

recently that there were very many real

estate agents listening to this content

so first off thank you if you're

doing that but secondly, if you'd be

interested in potentially being on a

team and for me being able to

Mentor you and help you grow your

business reach out to me and let you

know let me know that's all I'm going

to say about that for the foreseeable

future but again my contact information

is in the show notes for all of you

agents as well all right we're going to

jump right in here and we're going to

talk about a report that the multiple

listing service which is run by Paragon

software in Greenville a report that we

able to run through that software and

this report is generally used by

appraisers, it's not a report that you

hear Too Many Realtors throwing around

very often but is a report that

occasionally I will look at just to kind

of get a gauged on the market well in

the four plus years that I've been well

not 4 plus we're going on about four

years maybe it is four plus I don't know

I've lost track the past four years have

been crazy but roughly speaking four

years I've been doing the show I've

never talked to you guys about this

report it's called the market conditions

addendum report it's if you're

watching on YouTube you can see that it

says Fanny May formed this Freddy Mack

formed that some loans require for this

report for when an appraiser is

doing their

appraisal in order to kind of gauge what

is happening in the market the past few

months the past few years Etc ET Etc

what this report does is it takes a

bunch of data for the last 3 months and

then Compares it to the prior 4 to 6

months to the prior 7 to 12 months the

prior 13 to 15 16 to 18 19 to 21 22 to 2

24 months so it's a way to break down

what's happening essentially each

quarter except it's not broken down

by quarter it's assuming that the past 3

months are you know are a quarter for

the purposes of this report so I'm

recording this show on March the 4th I

just ran all of this data today so this

is all based on the previous 3

months and then you know everything else

that I have in here is all centered on

March 4th as the final date and so

so that'll be helpful for you guys as

you're listing through this so here's

what this report for those of you that

are listening that can't watch here's

what this report looks at it looks at

the total number of comparable sales it

looks at the absorption rate which is

the total sales per month it looks

at the total number of comparable active

listings it looks at months of housing

Supply okay which we talk about a lot on

the show it then looks at the median

comparable sales price the median

comparable days on Market median

comparable list price median comparable

listing days on market and then the

median sales price as percentage of list

price which is another metric that we

talk about a good bit when we go over

the greater Greenville Association of

Realtors Market stats all right so

that's an overview I will walk you

through this we're going to be looking

at 12 different markets so I'm not going

to be spending a whole lot of time per

Market otherwise we could be here all

day but we're going to start with the

one that you're looking at right now is

Five Forks we're going to start with

Five Forks this is the trendy suburban

area of North Simpsonville just east

of Woodruff Road and all of that and

or I guess you could say wer Ro kind

of goes through Five Forks but Five

Forks what is happening in Five Forks

right now so let's start by looking

at the total number of comparable active

listings currently according to this

report 115 active listings what is that

what is happening in that category okay

this report looks at whether all these

numbers are increasing or decreasing or are

simply stable okay so what does that

mean when it comes to active listings if

a market is slowing down you would

expect active listings to go up and

that is what is happening in Five Forks

we're seeing active listings are

increasing 115 the prior 4 to 6 months

they were 89 before that it was 94 the

prior 7 to 12 months active listings

and then we could we could keep going

even if we go back to the year before

it was increasing that year as well

for the year so we've gone from 94

active listings for the first half of

the past 12 months now we're up to

115 so we're seeing more active listings

than what we've seen in the past in

terms of months supply of inventory

we're also increasing 3.25 months supply

of inventory compared to the the

previous 4 to 6 months was 1.84 the

previous 7 to 12 months was 1.89 that's

a pretty sizable increase even if we go

back the year before the highest that it

tapped out at was 2.33 so Five Forks

clearly slowing down generally

speaking when we're looking at this

data what about the median sales price

that is also decreasing it's at 457,000

that's a a decrease from previous four

to six months was 466,000 and the

prior 7 to 12 months was 475,000 and

and so we're seeing that sales price go

down guess what when appraisers look at

that they're not going to be if

they're looking at a house in Five Forks

right and they're having to pull this

report that's not a good thing if you're

a seller in Five Forks you want to see

the median sales price increase because

that's one less argument that

an appraiser has against your house seeing

all seeing what's happening with this

Dynamic currently would lead an

appraiser to conclude as I've already

said that the market is slowing down we

see that again with comparable sales

days on Market that's at 30 that's a big

increase from prior 4 to 6 months it was

at 9 prior 7 to 12 months it was at 6

all of last year or

the prior 24 months it tapped out at

22 so we're seeing that increase what

about the comparable list price well

we're seeing the list price increase too

and so that's that's obviously very

interesting because the sales price is

going down but the list price is going

up okay it's up to

486,000 it had been at 485,000 for

for the previous for the prior 9 months

leading up to this so only a slight

increase but still an interesting

interesting point there basically prices

are are staying very similar in Five

Forks but we're seeing the median price

the list prices are staying stable

but we're seeing the median price in

terms of sales going down and so

again this shows a cooling of the 5

Forks market and I have personally seen

this this this matches is what I

personally have seen in the

marketplace in Five Forks what about

list days on median comparable listing

days on Market that's also increasing

it's at 39 now it was at 50 the prior 46

months so you might be like well why is

this increasing well because it's

looking at the full 12 months that

that we're talking about it doesn't

compare each quarter exactly the same

it wants to see has it been increasing

or decreasing over 12month period of

time well if you go back the prior 7 to

12 months it was 24 days and of course

last year it was it prior

to that it was actually much higher but

when we're just looking at the past 12

months it's gone up from 24 days on

Market until sale to and and

and that's listing days on Market

up to 29 so again an increase in both

the days on Market numbers that we're

looking at here I'm not going to get to

in the week on on what the difference is

between those two things just

understand that both are increasing days

on Market is going

up median sales price as a percentage of

list price that is decreasing so PE so

sellers are getting less than what

they have it listed for than they had

before if we went all the way back to

the prior 7 to 12 months that was at

100% sellers were getting 100% of what

they had a home listed for it's now down

to 98.4 n% all right so that is 5 forks

5 for ORS clearly clearly cooling all

right let's go to the next one now I've

got a there is no clear order to

how I'm doing these it's just kind of as

the spirit

moves next we're going to look at

Overbrook and I'm going to try to

suppress a sneeze

here okay I think

successfully suppressed that sneeze

sorry about that okay Overbrook this

is the next one that we're looking at

I'm going to put my sheet down

here what's going on in

Overbrook and you'll notice that I'm

not really going to pay too much

attention to if you're looking on

YouTube they're I'm going to ignore the

first two rows total number of

comparable sales settled and the

absorption rate those are going to be

decreasing across the board for all of

these and that's just the product of

the lower inventory environment

causing lower sales as well these are

just going to be decreasing across the

board so I'm just going to ignore those

two but let's look at total

comparable active listings that is

increasing now Overbrook you'll see the

numbers are much lower for Overbrook

than for Five Forks right this number

for Five Forks was let me look at that

again

when we were looking at the total

number of comparable active listings it

was 115 for Overbrook it's only 14 right

but that's an increase from eight which

is what we saw the prior 4 to 6 months

and eight as well for the prior 7 to 12

months so we're seeing active listings

increase because homes aren't selling as

quickly and we really see that when we

look at the month supply of housing huge

increase 4.67 months that's a huge

increase from the 2.4 that we saw in the

prior 4 to 6 months the 1.71 the prior 7

to 12 months homes are there is 4.67

month supply of inventory in the

Overbrook market right now that's a

pretty high number you know in

comparison to everything else that we've

been looking at and when you look at

what it was like

a year ago the data for the for months

13 to 24 from this date we they did

have there was a 3-month period of time

where it was 4.25 so maybe this is an

outlier too because that was an outlier

but the rest of that year it was

1.25 month supply of inventory or

less so Overbrook right now has a lot

more Supply than it normally has we'll

have to see if that stays the

same but Supply is increasing and the

median comparable sales price is

decreasing so Overbrook appears to be

cooling off a bit the that median

comparable sales price is 385,000 it was

423 4 to6 months ago it was 418 7 to 12

months ago so that is decreasing the

median comparable sales days on Market

as well as the median comparable listing

days on Market Al also are both

interestingly decreasing why is that

interesting well these homes are selling

more quickly than than what they have

been selling for despite the fact that

there's more inventory and despite the

fact that the median sales price has

gone down so that's a very interesting

Dynamic what that makes me think is that

there are homes selling very quickly and

then a lot of homes just kind of

languishing on the

market as far as the median

comparable list price that has been

increasing right not much though it

was prior 7 to 12 months was right at

400,000 it's now at

49,500 so a slight increase there to

go along with the slight decrease in the

sales price and in terms of the sales

price percentage of list price so the

the percentage you know if a home is

listed for 100,000 and it sells for 98

then then this number would be 98%

well it's at 98.97% which is actually an

increase so so if you're a seller that's

a number that you like to see so really

conflicting data in the Overbrook market

right now right signs of cooling down

but also signs that sellers are doing

really well there what I think that that

is is I think that that's a dynamic of

people in that market got a little

carried away overpriced their homes and

now we've got some sellers that are

that are you know having homes that are

just kind of languishing on the market

or sellers that are you know just

struggling to get the price that they

want for a home whereas those that have

priced their homes correctly those homes

are selling very quickly generally

speaking and and doing pretty well but

seeing that median comparable sales

price come down as far as it has is very

interesting and again like I said

before that's something that we'll have

to keep watching all right moving on

from Overbrook our next one that we're

going to be looking at is Greer

specifically the below Wade Hampton

part of Greer I didn't want to get too

car Greer is a huge area in fact I

didn't even I centered mostly around

the downtown Greer area and the

Riverside School District section of

Greer I didn't want to go into

Northern Greer I didn't want to go like

Way South into into Southern Greer where

it kind of butts up against Five Forks

so we kept this in kind of a a a

small range the area of Greer that is

kind of the hottest area

and what do we find we find that the

total comparable active listings is up

so more homes now in the Greer Market

than there has been in quite some

time it's at 127 that compares to 92 for

the prior 46 months and to 93 for the

prior 7 to 12 months what about month

supply of inventory that's at

3.59 also increasing so 3.59 months of

inventory if you're a buyer looking

in career that's encouraging that there

you know both these numbers are

encouraging there should be more options

than what you've seen in the past how

does that compared to the previous

months it was 2.23 Prior 4 to 6 months

and two the prior 7 to 12 months so

we're seeing some pretty big

increases in month supply of inventory

now what I haven't said yet that I do

need to say is that there are

fluctuations in in the market that

are just seasonally related right so

some of these numbers

for the for the current three

months are going to be higher perhaps

than kind of artificially higher because

we're we're taking kind of the slowest

three months of the year and comparing

it to the rest of the year but that's

where if you want to look at the if

you're on YouTube and you look at the

prior 13 to 15 months that's where that

can be a helpful comparison and how's

month supply of housing for that period

of time was 1.8 so we have doubled that

in just just a year so that's not an

anomaly that is actually telling us that

homes are sitting longer in the

career market right now what about the

median sales price that is increasing so

despite all of these things that are

saying that there's more inventory all

of this prices are still going up and

going up quite a bit the prior 7 to 12

months was 315 that went up to 350

the prior 4 to 6 months and now the

current 3 months is at

3625 and that's by far the largest

number on this paper so Greer is

is seeing prices go up at a really

steep rate the past couple of years I

mean if you go back 24 months it was at

271 basically 272 so almost 100,000

basically a 90 and $90,000 increase to

that median sales price in you

know a little a little bit less than two

years so that's a that's a big increase

what about sales days on market and list

days on Market those are both increasing

and so the sales days on Market went

from 7 to 9 to 16 and the

comparable listing days on Market went

from 18 to 50 back down a little bit to

32 but that's still considered an

increase because it went from 18 the

prior 7 to 12 months up to 32 now the

median sales price as a percentage of

list price that is decreasing so it was

100% 7 to 12 months ago is down to

98.97% now so that is that's you know

another indication that the market is

softening a little bit but we're still

seeing prices go up and this is kind of

what we've seen a lot in Greenville

County when we're looking at the data as

a whole in Greenville County we're

seeing a lot of indications of softening

but then at the same time still seeing

prices go up Greer is a a reflection

of

that all right moving on from Greer now

let's look at

Taylor's

Taylor put my sheet down

here Taylor's total number of active

listings as pretty much everything so

far we've looked at increasing not a

huge increase it's at 64 the prior two

prints were both 53 so 64 comparable

active listings month supply of

inventory is 2.7 that's an increase from

1.5 5 the be at the beginning of this

12-month period then it went up to

1.59 the prior 4 to 6 months prior

to this period and now it is at 2.7 so

month supply going up not as dramatic as

some of the ones we've looked at but

obviously still going up what about the

comparable sales price now this is

interesting tailor going down tailor is

decreasing it the prior 7 to 12

months it was at 295 then it went to 308

the prior 4 to 6 months now it's back

down down to

275 and again this doesn't

necessarily mean that prices are going

down it could be the result of

seasonality it could also be the result

of maybe smaller homes that are listing

for sale or more fixer uppers or

whatever the case may be but that is

something to keep in mind tailor appears

to be kind of tapering off right now

appears to be a little bit slower in

terms of prices and all these other

things than some other markets that

we've looked at

the sales days on market and the

listing days on Market those are also

both increasing they've sales days

on Market was at 13 that's an increase

from four from the previous 7 to 12

months and the listing days went from 11

previous 7 to 12 months up to 34 now

again as we've already seen with some

of these others the listing price is

actually increasing and by quite a bit

it was 300,000 prior 7 to 12 months

prior 4 to 6 months it was 315,000 now

it's up to 329,000 in change and

it we've never had it over 315 up until

up until this print so that's a big

increase so people are listing their

homes for a lot but the in terms of

the sales the sales are the the sales

prices are down that being said the

sales price as a percentage of sales

price is still pretty high 99.2 now

that's a decrease from the 100% % 7 to

12 months ago and a

99.32% 4 to 6 months ago but that's

still a pretty high number so you

know again what's happening in terms of

of the the list price being higher

and there being such a big gap between

the list price and the sales price

that has more to do with homes that

aren't selling more so than homes that

are selling right because homes that are

selling are getting roughly

99.2% of what they're asking in the

Taylor's Market

but I think that this is a very a

very interesting this is a great example

of some of the conflicting data that we

have but this would would indicate to me

that now is a great time to strike in

tailor just based on where the market is

there is enough indicators in here

that's like okay the market hasn't

softened too much but we have still seen

prices come down a a decent bit for

one reason or another so that's an

indicator that perhaps tailor perhaps

there's opportunity there for those

willing to strike all right moving on to

the next

Market this Market is going to be

Downtown Greenville now for some of

these when I was running these reports I

was

doing like polygons on a map to to

try to pick out the areas in a couple of

instances I used the zip code and this

was one of those where I used the

29601 ZIP code because that is so

accurate to being Downtown Greenville

there's only a few areas that that

come up as 296

601 that to me are not really Downtown

Greenville generally speaking that is

right on point as a great as a great

zip code to indicate that you're in

Downtown Greenville okay total number of

comparable active listings 85 that's

increasing it was at 67 then went to 65

now it's at 85 now here's something

interesting

supply of housing

7.5 so Downtown Greenville really

seeing homes sitting for a very long

time 7.5 months of inventory that is

considered a buyer Market by

conventional wisdom and that's an

increase from 3.27 months of inventory

the prior 7 to 12 months and if you look

back at the year before it never got

Above 5.39 So 7.5 very high number

and now granted that 5.39 was the same

period of time but last year but again

we're seeing we're seeing the month

supply of housing increase so we're

we're just seeing homes that are not

selling as quickly in Downtown

Greenville as as we're used to seeing

that being said the median sales price

is at 700,000 and change which is a huge

increase from any other number on here

right it was 538 th000 the prior 7 to 12

months 572 the prior 4 to 6 months now

up to 700,000

the median comparable list price

799,000 that is increasing from the 619

that we saw 7 to 12 months ago but it

did go up to

930,000 the prior 4 to 6 months and now

it's tapered off still an increase over

earlier in the year but it's

not quite as high as it was 799,000 and

this is why I think probably that

that homes are you know not selling as

quickly right is you know why it's at 7

and a half months inventory it's because

you know who's buying $800,000 houses

right now in Greenville right there

there is a market for that but think

about what do you want when you're

buying a house at that price point

because that's that's the luxury housing

market in Greenville if you're in

Downtown Greenville

800,000 generally speaking isn't going

to get you like the nicest house in

Greenville County right it's going to be

generally speaking a small lot it

might not be that big of a house you

have to start to push above that number

to really start to get to really really

nice houses right in Downtown Greenville

now there are you can probably get you

know in certain parts of North Maine

certain other areas that are 29601 you

can still buy a nice house at that price

point it's just not going to be

the nicest home in the neighborhood right

so that's something to keep in mind

the median days on market so the sales

days on Market has gone down there it's

decreasing from 18 down to 12 the

median list dayson Market has increased

from 56 to 60 so that's that's not a

huge increase so days on Market um we're

seeing either either stable or

essentially going down so things are are

selling quickly when they sell but then

we still have all of this month's supply

of inventory and so we'll have to see

if that month's supply keeps going up or

if this is just a standard seasonal

increase that we have this time of year

what about the median sales price as a

percentage of list price was at 100%

which is an increasing number over

the 98.18% we had the prior 7 to 12

months or over the

98.37% we had the prior 4 to 6 months so

we're seeing the p median sales price

as a percent of list price sellers are

getting what they're asking for right

they might just have to wait a while

to get that number in Downtown

Greenville you might hear my dog barking

in the background I believe that my

kids just got home from school all right

moving on to the next

one the next one is kind of a big area

I didn't want to get to micro down

in this

area too much right so I included West

Greenville Sansui City View Berea kind

of all of that I didn't include Jud

Mill or Denine Mill or or well wel in

this I just included the area

directly west of Greenville and so I

I just want to be clear on that so I

could dig down a little bit further if I

wanted to if you guys are curious for

me to do that let me know you'd have my

contact information in the show notes

just as just a a reminder but what we

have here for this area that I did

draw out we have the total number of

comparable active listings going up in

this area of West Greenville 91 up from

83 the prior 7 to 12 months and 81

the prior 4 to 6 months not a huge

increase but seeing a little bit

of softening similar thing with month's

supply of housing increasing but not

a huge increase 2.76 that's up from 2.12

and 2.11 okay pricing is

pretty stable too basically 266,000

for the current 3 months that's up from

260 and change the prior 7 to 12 down a

little bit from the 270 the prior 4 to 6

months but over the course of of 12

months that's increasing albeit only

slightly in terms of the median list

price also increasing but only slightly

it's at 275 which is up a little bit

from 269 and 265 from the prior two

prints that we have on here in terms

of days on Market those are all

increasing as well but again we're

not seeing massive massive increases on

any of that and then the median sales

price we're seeing a slight decrease

98.53% versus 98

99.75% the prior 7 and 12 months and

98.57% months so again there's an

opportunity in that area as well in my

opinion looking at this data a slight

softening but essentially things have

kind of stayed the same more or less the

past 12 months so that's very

interesting now if you go back 24 months

things have changed a lot I mean the

prior 22 to 24 months the median price

point was at the sales price was 226

and change so it's a big increase now to

be at basically

266 so that is something to keep in

mind at some point we're going to see

these numbers start to take off

once again but for now it's looking a

little it's looking pretty stable in

that West Green Vish

Market all right moving on to the next

one we're over halfway through these now

we're going to look at the Judson and

Denine markets

right very interesting area

particularly for investors and so

Judson and Denine what we're seeing in

the comparable active listings is an

an increase we're going up the current

three 3 months current to the past 3

months is at 27 big increase from the

prior 7 to 12 months was N9 and the

prior four to six months was 16 big

increase in month supply of housing

6.75 big number and if you go back to

the prior 7 to 12 months that was at 1.2

right and then if we go back to the

prior year at never got above

3.19 but it's been going up all year

as 1.2 the prior 7 to 12 months then it

got up to 4.36 the prior four to 6

months then now up to

6.75 um so homes are sitting a lot

longer than normal we're seeing Big Time

softening in the Judson and Denine

Marcus, I mean to go from 1.2 months of

inventory to 6.75 is insane that is a

over a 500% increase so that's that's

a really really big increase you know

what that's telling me because these

areas are heavy investor markets that's

telling me investors have really pulled

back really pulled back big time in

those markets and that is the direct

result of mortgage rates in my opinion

what's the median comparable sales price

it's increasing now this is interesting

here I believe that this is

probably due to new construction because

it's such an eye-popping increase

343,000 is what the past 3

months have been that's up from 220,000

the prior 7 to 12 months and 234 the

prior 4 to 6 months so massive increase

there I think new construction has to do

a lot with that because a lot of people

have been building just like little

speck homes and duplexes and things like

that in that area your median

comparable list price is at 300,000

that's increasing from the 250 the prior

7 to 12 months but it's basically flat

from the prior 4 to 6 months days on

Market those are

increasing the sales days on Market

went from 4 to 20 the listing days

Market went from 18 to 39 again we've

been pretty much seeing those increase

just about across the board the median

sales price as a percentage of of list

price is decreasing this is a a pretty

low number 97.25% so the average seller

the past 3 months has gotten 97.25% of

what they had they're home listed for

that's a decrease from 98.9% the prior 7

to 12 months now it did the prior 4 to 6

months go all the way down to 96.3 5%

that's like recession range right once

we start once we start seeing numbers in

the 96s that's when we start you know

basically comparing to what the market

was at various points coming out of the

Great

Recession so that that's an

interesting number so right now it's not

a great time to sell in Judson or

Denine I think is the long story short

of this those markets have slowed down

considerably even though the median

sales price is High I'm not

putting a whole lot of stock into that

because all of the other numbers would

indicate that the market is slowing down

dramatically and that 343 number is

really an outlier I'm not basing a whole

lot off of that Judson and Denine are

slowing down all right moving on to the

next one this one we're going to be

looking at the nickl town SL Eastover

SL SL Pleasant Valley

areas these areas were really really hot

m pre-pandemic a lot of house flippers

and you know it makes sense you're

you're close to chanle you're close to

Greenville Country Club you're close

to Cleveland Park in Downtown Greenville

but I think the data would indicate

that

that this Market has kind of has kind

of gotten tapped out at this point so

the number of active listings increasing

but basically flat it's at eight the

prior 7 to 12 months was seven the prior

4 to six months was eight not a whole

lot of active listings in this area in

general month supply pretty flat as well

2.18 as opposed to 1.75 the prior 7

to 12 months and as opposed to two the

prior 4 to 6 months here though is

where we're really seeing the softening

the median comparable sales price

336,000 it was 343,000 the prior 7 to 12

months it did go down to 3275 the prior

4 to 6 months and now it's come up only

slightly but still decreasing for the

year at

336 and there you know if we go back to

the prior 19 to 21 months it was at

373 prior 16 to 18 months it was at 342

so this 336 print is a pretty low print

the median comperable list price is

369 now that's increasing again similar

Dynamic to what we've seen which is list

price increasing sales price decreasing

okay sellers need to find their way in

this market that's an increase from

3395 the prior 7 to 12 months slight

decrease in the prior 4 to 6 months

where it was

372 sellers you know again sellers are

haven't adjusted quite as much as they

need to right they went down from 372

the prior 46 months to

369 but they they need to come down

further than that because this Market

has softened days on

Market the sales days on Market has

decreased it's really low it's down to

three from eight the prior 7 to 12

months but the listing days on Market is

increasing it's up to 49 versus 31

which is what it was the prior 7 to 12

months and the median sales price is

going down as well 98.92% still pretty

high

but that is down slightly from the

prior 7 to 12 months when it was at

99.12% and mind you that most of the

year before it was over 100% it it

did go down this same period of time

last year down to

96.77% so it's a stronger Market than

that but the REM the rest of that

year it was over 100% so we're seeing

prices start to appear to come down a

little bit in this little area this

nickl toown East over Pleasant Valley

area of Greenville but there's not a

whole lot of inventory for sale right

now so we have to keep all of that in

mind all right moving right along here

next one will be this will be another

one that I looked at by ZIP code this

is going to be Eastside Greenville zip

code 29615 all right total number of

comparable active listings is 84 that's

increasing from 58 the prior 7 to 12

months and 75 the prior 4 to 6

months the housing months of

Supply is going up 3.23 versus 1.73 the

prior 7 to 12 months and 2.03 months of

inventory the prior 4 to 6 months so

increasing not as high of a number as

we've seen some of these others the

median sales price also increasing so

East Side Greenville prices are going up

so usually East Side Greenville is

pretty stable and that's kind of what

we're seeing with all of these we're

seeing softening but with stability okay

median sales price 7 to 12 months ago

was seven sorry three seven 385,000

it went up the prior 4 to 6 months to

430,000 and now it's kind of stabilized

the current 3 months at

41875 the median list price is

also increasing 440,000 which is a

sizable increase over the 410,000

that it was the prior 7 to 12 months

a little bit down from the prior 4 to 6

months when it was 447 and

change so the list price is increasing

but also the sales price is increasing

that's that's really you know if you're

a seller you want to see those two

things what you don't want to see is you

don't want to see the sales price

decreasing and the list price increasing

as we've seen with a few of these in

terms of the days on Market those are

both metrics are increasing the sales

days on Market went up from 7 to 18

versus the prior 7 to 12 months and the

listing days went from 24 to 41 the

median sales price as a percentage of

list price is sitting at 98.68% that is

a decrease versus the prior 7 to 12

months was at

99.29% a resilient part of Greenville

County and that Eastside Greenville

29615 zip code that we're seeing

there now it one thing that's

interesting that I will mention as

well is that compared to last year

the sales price is only slightly up

right we had a few a 390 print a 400

print a 380 print and a 338 print for

for Eastside Greenville last year but

that 338 was for this period of time

right was for this 3mon period of time

and now it's all the way up to 418 so we

could be getting ready to see a pretty

a pretty big year in Eastside

Greenville we got three more here

downtown TR Travelers Rest is the next

one I didn't include all of TR it's just

too much so I did a little bit of

a polygon around downtown TR and here's

what we got comparable active listings

big increase it's at 44 it was only 12 7

to 12 months ago it was 26 prior 4

to 6 months now it's at 44 so big

increase in inventory over threefold

since the prior 7 to 12 months and we

see that in the month's supply as well

it's

4.89 it was at only at 1.03 the prior 7

to 12 months 2.23 prior four to six

months so big time slowdown in TR

happening that being said prices are

increasing they were at 322 prior 7

to 12 months hopped up to 480 prior 4

to 6 months and now they're at 400 that

480 is an anomaly I'm not putting a lot

of stock in that 400 though versus 322

that's a that's a pretty big number

so that's something to keep in mind the

list price increasing but not much it

went from 379 the prior 7 to 12

months up to 389 in the current 3-month

period of time

so we're seeing a slight increase in

the in the list price but a big increase

in the sales price so and and while also

seeing just the market slow down in

general so holes it it seems like TR

right now what we're seeing is just

homes are just more expensive in general

right that market has blown up now TR

it's really hard to get a cheap home

in TR even with month supply and

Supply in general being higher than

what we've seen in quite some

time downtown

Simpsonville again I didn't want to do

all of Simpsonville's huge area we've

already done Five Forks which is

technically a part of Simpsonville so

now we'll do downtown Simpsonville

comparable active listings increasing 39

up from 26 prior 7 to 12 months up from

17 prior 4 to 6 months month supply of

inventory is at 5.85 pretty large number

particularly when you compared to

the prior 7 to 12 months it was at 2.14

prior 4 to 6 months

1.24 if we look at the prior prior

let's see here 13 to 24 months it was

hovering between 83 and 2.31 so a big

big increase in Supply and monthly supply

in the downtown Simpsonville

area prices increasing very very

slightly this a very this Market

has stayed St pretty much the same the

past year current 3 months it's at

294,000 that's a slight increase from

291 the prior 7 to 12 months and a

little bit down from the prior 4 to 6

months when it was

303 so so downtown simp Simpsonville

about the same as what it was a year

ago median list price is at 309 that is

a slight increase from the 298 that we

saw the prior 7 to 12 months sales

days on Market exactly the same it's

eight stable again that was exactly what

it was the prior 7 to 12 months it was

eight days on Market now the listing

days on Market is increasing from 19 the

prior 7 to 12 months up to 32 but

generally speaking I think what we can

say about Simpsonville is that things

are are pretty stable right now but with

inventory being as high as it is we

could see a Slowdown coming in the

future great time to buy in downtown

Simpsonville based on these numbers

the median sales price as a percent of

list price

99.44% so sellers are getting

99.44% of what they have a home

listed for now that's a a slight

decrease from the 100% they were getting

the prior 7 to 12 months but that's

still a very good number if you're a

seller so if you're a seller in

Simpsonville I recommend selling sooner

than later because we don't know what is

going to happen if if this inventory

keeps going up if it surpasses 6

months of inventory you could see some

pretty big slowdowns in downtown

Simpsonville as a whole last but not

least we have Powersville some of you

guys listening may not have even heard

of Powersville it's a great part of

pedmont basically it's kind of right

there on the line of Anderson

County and Greenville County and

Picken County you know that's kind of

where Piedmont is approximately now

I saved this one for last because it's

one of the most interesting ones out of

all of these right so don't don't say

okay I don't care about Powersville no

you should care about Powersville

Powersville I can't talk anymore I've

been talking a lot this episode my

my voice is literally tired all right I

got to get through this total number of

comparable active listings decreasing

right decreasing we haven't seen this

very much in this in this show we're

at 17 the current 3 months it was at 21

the prior to 12 months it was at 17 the

prior 4 to 6 months so we're seeing

active listings

decreasing that being said we are seeing

months Supply go up it's up to

5.67% but that's not as big of an

increase as we've seen with some of

these others it's not just the number

but the the trajectory right how big of

an increase is it that we're dealing

with the prior 7 to 12 months was 4.2 so

the increase from 4.2 to 5.67 not as big

of an increase as we've seen

that being said homes are taking a

little bit longer to sell than what

they have in the past the comparable

sales price 450,000 that is increasing

from the 408 the prior 7 to2 months and

from the 400 the prior 4 to 6 months

pville is hot okay the list price

increasing as well 370 but that's only a

slight increase from the 361,000 that we

had the prior 7 to 12 months and then

we've got the days on Market Days on

Market so the sales days on Market is

decreasing it's from went from 45 the

prior 7 to 12 months down to 13 but this

is also a very interesting one the

listing days on Market is at

134 which is an increase from8 the prior

7 to 12 months and then but a

little bit less than the 170 that we

were seeing the prior 4 to 6 months so

that those listing days on Market that's

a high number Powersville takes a bit

longer to sell but we're seeing

inventory going down so I think what

we will see is some of basically what

we're seeing is demand has gone down a

bit in Powersville but not so much

that's impacted prices price is still

going up that $450,000 number is a very

strong number for Powersville had

never been that high

before and what's going to be

interesting to see is with inventory

being down with active listings being

down are these days on Market going

to come down in Powersville very

possible right we have to see

what's happening in this market but

right now things are selling really

well although taking a bit of time to

sell in the Powersville market all right

that is all that I have for you guys

today I hope that that was helpful I

hope that wasn't too dry just going

through all that data but I know I've

got a lot of data junkies that are

listening to this podcast so hopefully

for those of you that are in that

category you enjoyed it thank you guys

for listening all my contact information

is in the show notes if you need to

reach out to me for any of your real

estate needs or if you're one of those

agents that might need a little bit of

coaching might consider joining a team

I'd be happy to talk to you about that

my contact information in the show

notes please if you like the show Please

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things and we will talk again next time