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

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information is in the show notes, all

right so with all of the Intrigue

surrounding what's going on in the

market right that's that's probably

the most common question that I get

particularly for people that are outside

of this area that are looking at

moving to Greenville, we look at the

metastats right every month

I'm showing you guys what's happening in the

Greater Greenville area, but that's not

necessarily a reflective of what's

happening in every little subpocket now

we have some data actually that breaks

it down per area, and then of course

we could really get into the weeds and

look at specific neighborhoods in

order to try to figure out what's

happening because here's what happens

right when we get the stats from the

Greater Greenville Association Realtors

it tells you what's happening, I mean all

the different areas I just described

right Greater Greenville area includes

some of Spartanburg even though

Spartanburg has their own MLS, a lot of

Greenville a lot of sparenberg ends up

getting listed in Greenville MLS ends up

getting lumped into that data even

though the western part of the

Upstate has their own MLS, a lot of that

ends up getting into Greenville as well

So we've got you know listings in

Pickens County, and Spartanburg County, and

Anderson County even a con County

Greenwood County so forth and so on

all of these counties in addition in

addition to Greenville County get lumped

into that data, and so when you see you

know medium prices going up medium

prices going down, that's not necessarily

reflected of every single part of the

upstate right some parts are still

seeing home values continue to go up

some markets are seeing home values come

down and then when you take all of

that data together, what we're having is

year on-year median price declines for 5

months in a row, we've already talked

about all of that, but today I want to

get into specific areas, so

What we're going to do is we're going to take

specific areas in the multiple listing

services that have seen

dramatic increases in recent years or

dramatic decreases in recent years in

terms of the medium price point, now what

I'm going to do is I'm going to take

five that are going up and five that are

going down and I'll show you exactly

where these areas are because the MLS

The multiple listing service has

specific little areas that are that are

pocketed all around Greenville and they

they assign them numbers, but they're not

necessarily intuitive, but

if you're watching this on

YouTube, I highly recommend you do that

you'll be able to see very clearly if

You're not if you're listening, I'll try

to explain to you guys what data

we're actually looking at here so I'm

just going to go ahead for those

watching on YouTube, you will get a nice

little screen share

here and here we go we're looking at

and if you're a realtor, we're looking at

Area 31 in the Greenville MLS and you

can see here now this is this is a

rolling when it shows the historic

median sales price, I'm going to explain

this real quick to those watching okay

The brown line is this area 31 in

The Multiple Listing Service the Gray

Line is all of Greenville MLS and

then what this is, it's a rolling 12 months

calculation so what happens with the

with median prices when you when you uh

segment out very specific areas you have

wild fluctuations like you might

have one month where the median is like

175,000

then the next month is like 400,000 for

the exact same area and so in order

to kind of smooth out that data, what the

Great Greenville Association Realtors

has done for us is they've taken uh for

each month they're going back 12

months and aggregating all of that data

together in order to get us something

that's not seeing insane fluctuations

but that's just showing us okay in a

12-month average what's happening so if

the average is going up, that means in

general that specific sub-market is

appreciating the average is going down

that submarket is depreciating, what I

saw when I went through this data, cuz

there's obviously we're only going

through 10 of these, there's a whole

lot more than that and a whole lot of

of the data is kind of following what

you see in the Gray Line the all MLS

line again for those not watching on

YouTube basically that line just

flatlines right and it's you can kind

of see it's kind of tailed off just

a little bit at the end here but it's

basically been flat for the past year-ish

okay that's what I found for the

majority of the markets but there were a

handful of markets that had very clear

progressions of going up, which isn't

quite appreciation you know it's not a

one-to-one just because we see prices

going up doesn't inherently mean that

Market's appreciating but this is

the best metric we have for tracking

that so for all intents and purposes

we're going to call that these

submarkets are going up in price, we're

going to call those appreciating markets

don't shoot me for that and if

they're going down, we're going to call

those depreciating markets again, that's

a little bit simplistic but it's

close enough, okay for the purposes of

this podcast and for the purposes of

of you kind of analyzing what's

happening in the market, it's close

enough and particularly if the

trends are consistent, right, so we're

looking at Area 31 and this one is one

of the least Dramatics out of all of

them but you can see a very clear

increase up to the current median

sales price, which is 590,000

and 500 you can see the rolling 12 months

average even though it's definitely

slowed down the past year, you can see

that it has continued to go up,

Now what is Area 31, all right, so here's

where I'm going to actually go into

Paragon, which is the software that runs

our multiple listing service and I'm

going to actually show you on the map

What this area is

I'm going to tell people basically what

it is and the simplest way to think of

this is that it's essentially the role

Mountain Road Corridor once you get

least of Interstate 85 and

Interstate 385 or to think of it another

way it's kind of Northern Five Forks

slash the southernmost tip of Greer

right, and it's all this is all

basically north of Wood Road so we've

got the

Widger Road is kind of the Southern

border uh 385 and 8 85 form the Western

and Northern borders and then

the eastern border is basically the energy or

some people pronounce it around here the

anory river um and so basically the

northern Five Forks, very very Southern

Greer area is kind of what we're looking

at here so this is the market this uh

this Northern Five Forks Southern Grim

Market has seen some steady appreciation

in the past several years, it has

slowed down quite a bit but still

showing that upward Trend uh upward

trajectory and so if you're looking at

the Five Forks area just know that

that's still one of the markets that's

still um that's still hot uh compared to

some of the other markets here in

Greenville, and obviously you can see

it's way more expensive than the all MLS

trend line which is way below it um

all right moving on again if you're

looking on YouTube now you're going to

see two markets side by side that's just

what my screen share is is unfortunately

showing for you, but we're going to start

with the one on the left, this is area 53

okay, area 53 we'll we'll actually go

back and before I get into the

details I'll actually describe for you

guys, because I think for those listening

it'll be helpful if I describe the area

I'm talking about before we get into the

numbers, this is the area that is

southwest of uh of 185 you can kind of

consider it to be the Western Piedmont

area Ren School District all of

kind of that area basically right around

where Interstate 85 kind of cuts down

west of Piedmont and that general

area um and so that's kind of what we're

looking at it includes some of

powersville, but but more south of

powersville okay if you're if you're

looking at a map, so what that area is

seeing is really seeing, some U really

strong appreciation in particular since

2023 and the trend line keeps going up

so the median sales price for

January was only

22,500 but if you look at the 12-month

median it's above

400,000 um and so this is an area that

Piedmont powersville Ren School District

um that's an award-winning School

District that you know you hear a lot of

people talking about that's an area that

um that's really hot in fact I just got

I had a listing in that area just got

under contract, it had a lot of activity

um and so um I can say from personal

experience this is an area that is uh

is really seeing some strong growth and

for a long time it was kind of following

the uh the the Greenville all MLS trend

line um and then just you know after

2023, it just kind of took off, what

what's happening there well again

you've got you know anytime there's a

school district that people like that

obviously drives things a lot of people

are looking for more space to spread out

there's bigger lot down here I just

referenced one of my listings had

several Acres with it a house on

several Acres down there less fewer

restrictions, fewer HOAs, a lot of things

that are attractive to people and that's

what's driving a lot of people there so

that's a market that is going up, let's

look at keep I keep flipping over to the

wrong side here uh if you're watching on

YouTube, you get to see all my uh all my

juicy little screenshots if you want to

pause that I I I have no idea what's

what's in all that it's mostly

screenshots from uh you know random

things that I had to look at and uh who

knows I don't know, let me know if

there's anything anything scandalous

in there for those of you that care

um okay this next area that we're

looking at area 62 in Greenville MLS

this is the

Northwestern region of Greenville

County okay the part of Greenville

County that goes up from Travers's rest

all the way up to the cliffs Valley and

then West towards Caesar's head and

Table Rock before it becomes well I

think before it becomes Pickens County

let me let me just check one thing it

might include a little bit of Pickins

County, no you know I don't think it

does I think that this is mostly a

Greenville County um a Greenville County

area here so this includes Slater

Marietta Cleveland Caesar's head all

that kind of stuff so the

Northwestern portion of Greenville

County what are we seeing here again

we're seeing this is another area that

that follows a similar trend line to the

one that we just looked at down in that

Red School District, but it would be for

very different reasons this area has

completely taken off the 12-month median

the 12-month rolling median has gone

from in 2023, it started the year at uh

300,000

and now it's in the 450 range, okay and

it's kind of plateaued a little bit um

in that 450 range but uh in in recent

months we're starting to see a V-shaped

curve um that would indicate that maybe

it's going to keep taking off and again

Why are people moving up there people?

Love Travelers Rest For The Swamp Rabbit

Trail for the outdoorsy culture they

love going even further north, you get

into the mountains up there, so you

know if you're looking on this map I

mean, I mean once you get into that

Slater Marietta area you're seeing some

really gorgeous Mountain views you're

seeing some really great areas

to hike and to bike a lot of a lot

of little Parks out there, a lot less

light pollution if you're you know into

things like watching planets and stars

all that kind of stuff, not something I'm

necessarily into but I appreciate the

lack of light pollution and so that's

what that's what we have here and and

the most recent median sales price for

this area was $500, 30,000 which is a

huge jump from last January, which was

325,000, but again this data is noisy um

don't you know we're not seeing

63% appreciation in that area year

one that's just like I said, noisy data

all it takes is one crazy month where a

million dollar home sells and we've got

here a sample size for this entire

area, let's see here, there are only 270

homes that not technically 270 that

sold but 270 that are in uh the the

range that that I pulled here in MLS um

so all it takes is a handful of really

really expensive homes in one month

because if I go back here I'll I'll tell

you exactly for this area, how many homes

sold the past

month it's going to take me a second

sold past

month last month, 15 homes sold so and

and let's see what the average was for

that the average of the 15 homes that

sold the past month was 470, the median

was 485 the high was 1,99 or sorry the

high was 1,300,000, so you can see that

$1

million listing is really pumping up the

average um, and then as far as the median

we've got several above 500,000 that

are pumping up the

median um and so this is how this data,

this data can kind of work on a on

a month-to-month basis, and this is why

you know I'm not drawing massive uh

massive conclusions from those but

we want to look at that 12-month

trend line it went way way way up in

2023 into 2024, and it has tried to come

down, but it's still continuing to go up

so that upper Northwestern uh Greenville

County area hot area right now

According to this data, all right, we've

got area 65 is next, let's pull that one

up in

Paragon area 65 area

65 this is an area that encompasses uh

basically Pickens and Anderson County

but doesn't go all the way down to

Anderson City okay so this is from uh

from

Clemson and something hold on, give me

look at one thing here, real

quick, want to make sure I don't have any

other might have some fil that last

filter I

did may have may have messed things up

here so just bear with me one

second as I try to I'm you know I'm

just going to close this out, I'm just

going to clear

and just start over

here because I don't want you guys to

have anything that is

inaccurate all

right, all right sorry about that area

65 here we go, this is more what

I was looking for okay

So this area basically down from Clemson

all the way up to the top of Pickin

County up towards Table Rock State

Park basically where Pickin County goes

all the way up to the North Carolina

border this includes parts of West

Easley, this includes parts of

Eastern kii all of that General it's

a huge region to be to be completely

honest, this is one that the trend line

has been very consistent, I mean um

really, I mean the data, the charts

going back to uh really all the way way

back to 2016, there's been steady steady

appreciation in this area and then it

really starts to uh to increase after

The pandemic and again this area super

duper hot during COVID, right, and the

heat hasn't slowed down, this is

again rural rural rural right what's

the theme of this episode, the areas that are

appreciating are some of the most rural

areas of the upstate and in this

case not even Greenville County

um and so and and the trend line has

continued there was a little bit of

a little bit of a fall back lately

but then it's continuing to go back

up so far in January 2025 with the

median sales price of

43,500 people are wanting to live in

rural areas, okay that's a very very

important thing for understanding the

market in the Upstate of South Carolina

If you're wanting to have land, if you're

wanting to have if you're wanting to

farm if you're wanting no restrictions

If you're wanting to be out in the

middle of nowhere, you've got competition

Okay these are the areas that are seeing

some of the greatest appreciation in all

of in all of the upstate of South

Carolina um so uh so definitely keep

that in mind, okay, area 76 is the next

one that we've

got and this will be our final

appreciating Market that we're looking

at here and this is also the first one

that isn't rural, this is right basically

right downtown Greenville, okay that's

the simplest way to think about it

includes some of uh some of West

Greenville, it includes Sterling greater

suent areas um it includes um you know

some of the areas uh you know just

outside of just outside of downtown

a little bit of what I would kind of

consider to be more over Brook but

for the most part, this is pretty much

Downtown Greenville is what we're

looking at when it comes to area 76 and

that one it it's a very interesting

trend line for this one, okay you see

very very minimal appreciation so since

2020 the that historical 12-month uh

rolling average was around 400,000 and

then it got up to you know uh maybe

550, then it got up to 600, then it

dropped again, it dropped a little bit

into right around 500 and now you know

the past half year it has skyrocketed

and is now in the 800s okay for the for

the 12 month rolling median for this um

and so again a lot of this has to do

with just the homes that are available

in Downtown Greenville, they're expensive

right, no big shocker there, I mean let's

let's look at um let's look at what is

you know what, I don't want to mess

around with this any with this more than

I already have because I messed it up

before um but if I showed you what's

active right now it's a lot of very very

expensive homes, okay and so what this is

telling me is that out of every area

of the upstate, what are the areas that

are hurting and of course we're going to

be looking at the areas that are hurting

from an appreciation from a

medium price point standpoint it's

the suburbs, right you've got the

most rural areas and the most urban

areas of Greenville are seeing a trend

lines that are shooting up, where are the

areas that are getting hammered

right now in terms of prices it's the

Suburban areas of Greenville and

the suround in counties so let's go

ahead and talk about that, what are the

areas that are struggling we're going to

start with Area

11 where is Area 11 Area

11 is the Paris Mountain State Park fman

Is area this would be um this would

include this basically comes down to uh

Rutherford Road is kind of like the

Southern Border in case you're wondering

um with uh with 276 as the uh western

border and then you've got you know

essentially, well I guess East Mountain

Creek Road as the eastern border so

basically just all around Paris Mountain

State Park and that's the only state

park in South Carolina in Cas or in uh

Greenville rather in case you're

wondering and it's generally a nice

area but it's an area that's not doing

too well when it comes to the medium

price point we are down at levels

where we were in 2022 in terms of that

12 months that 12- month rolling

average it had gotten up to uh the 400

the low 400,000 but now it's back

down hovering close to

300,000 um and so I find that to be very

interesting, and what I think happened is

I think the that area again these are

now the Suburban areas that we're

looking at, I think that area is kind of

stuck in no man's land right um you've

got traveler's rest to the north, you've

got Downtown Greenville to the South um

and not necessarily uh you know most of

area doesn't have immediate

accessibility to you know things like

The swamp RIT Trail, yeah Paris Mountain

is great, but it's not a free park, it can

be kind of expensive to get in there, you

know my family we all just went there

recently and it's it's almost 20

bucks for a family of four to enter into

Paris Mountain State Park, so there's

not always inherently a good reason

to go there or to live in that

area, it's also a very odd area right,

There's very expensive homes there's

very cheap homes, it kind of depends on

where you go, it doesn't have a firm

identity that some of these other areas

have so that area is is seeing things

Now there has been we're starting to see

the beginnings of maybe a little bit of

that vshape go back up in the price

point but in general, it's been

the trend Line's been going down since 2024

so that's an area to keep to keep an

eye on for sure next up is area

12 area 12 and Greenville MLS this is

the similar to one of the areas that

we looked at before I can't remember

exactly which one, but this is now going

to be traveler's rest proper and then

the northeastern part of Greenville County

that continues all the way up towards

the North Carolina border including the

cliffs Valley, including tigerville

Locust Hill and Highland, and some of

those areas um and so what's happening in area

12 area 12 topped out in early 2024 and

has just been coming down since it's

very interesting because it has a very

consistent trend line up, I mean there

was the stretch from from 2021 until

the middle of 2023 when it kind of

plateaued, kind of flatlined, and then all

a sudden saw this Big Boon and then just

came right back down and so uh it it

maxed out over 500,000 at one point now

we're hovering below 450 um for the

12mon uh rolling

median and so um so again uh what's

Interesting about this area is that most

of this area is more rural, okay but this

area includes downtown Travelers Rest

Guess what happened downtown Travers

rest has kind of gotten Tapped Out okay

from the standpoint of people being

able to afford what's there and uh and

and for it to actually make Financial

sense for a lot of people, those

prices kind of reached a point where

it's just like all right that's it

that's that's the most we can pay and

you know again if people want really

really rural, this area is not as rural

as that Northwestern part of the state

that we talked about, there's not as much

hiking, right we're we're further away

from Caesar's head we're further away

from Table Rock we're further away from

Jonesville Gap, we're further away

from some of these other areas that are

U that are really popular for those that

that enjoy that outdoorsy lifestyle

so even though it's beautiful up there

you get those Mountain views and

everything there's some lakes in the

area and all of that it doesn't have

all of those options that people

are looking for and there's not as uh as

much new construction as well, which I

think is playing a role in uh in

those numbers, all right, let's look at

area 30

next, another area where the trend line

is going down on the medium prices

and by the way, in case you're looking on

YouTube and you'll see sometimes that

there are some little bubbles that are

indicating where these areas are that

are like not even close to any of others

that's a realtor that didn't know what

they were doing okay, let's just let's

just call it what it is and that

always happens in fact, there are some

listings that show up uh that Geo uh

locate themselves in China in the

multiple listing service because there

are realtors that don't realize that

they need to verify the address when

they enter it, verify that it's mapping

correctly and uh and things will M will

map to China if you don't verify it

correctly what's the area that we're

looking at this area 30 this is the area

that, includes basically

the Midtown Greenville down to Malden area

in between 276 and 385 so it's a really

simple thing to think about if you're

looking at you know you know how there's

that downtown Airport small airport

mostly prop planes, sometimes private

jets go into that near Haywood Road

there's that great little Runway Park uh

where you can take your kids and they

can watch the planes and it's a whole

airplane-themed park that's really cool

so it's basically just east of that

and just continuing South like I said

with the Western border being lawren

Road 276 and the eastern border being

385 and it crosses over Interstate 85

and continues down towards the

Eastern portion of Alden sln norn

portion of Simpsonville, okay so that's

the area that we're talking about here

um and this is an area that has had the

same thing, it peaked in 2023, around

400,000 and now it's come back down to

less than 350,000 for this 12-month

rolling median and it's really plateaued

there it's been there for almost you

know for over half a year at this point

um and so that's just an area that's

struggling to punch up and I've seen

this firsthand okay, I saw the homes

that sold in this area in 2023 at that

top price point and I've been seeing

those prices coming down so this is a

very real thing this isn't a you know

a whole lot of well there's this

explanation this can this factor and

these things no no no this is just a

market that has that has gotten hit um

and you know what I think a lot of these

are production Built Homes production

Built Homes are not the popular

thing right now, right if you got to

County Council meetings, people are just

hating on the builders that do the

production Built

Homes um but it that's a product for

First-time home buyers and guess what

first-time home buyers are getting

crushed right now there's not a lot of

them in the market there you know the

the average first-time home buyer now

is 38 years old 38 um and so uh so

you've got all of these J Jers that

can't buy you got even Millennials that

can't buy their first home insane um and

so uh so that's what's happening again I

said the suburbs are where we we're

seeing uh a lot of uh a lot of the the

the worst data and this is one of the

the classic examples because this is a

very desirable area right that whole

Corridor a very very desirable cor

Corridor, but it doesn't matter because

of these other factors, all right let's

look at area 40

we're almost at the end here, some of

you are on pins and needles, one wondering

If your area is going to end up being

one of the depreciating areas, will it be

will it be uh possibly cu the next one?

is now basically just the exact same

area, but West right if you go, if you hop

over 276 or Lawrence Road and get

into that Gower Parkin Mill Area um or

continue to the west side of Malden that

is the area that we're looking at now uh

south and east of Nicktown east of

Pleasant Valley east and north of

Magnolia Acres and Kesty uh but

including downtown

Malden um and although downtown Malden

itself is very commercial, is not really

a whole lot of residential in downtown

but you know what I'm saying kind of

that that general area, that's the area

that we're looking at here in area 40 um

an area 40 topped out in the uh in the

mid 300s in

2024 and has just come down since then

now it's in the in the low threes and

it's come down pretty sharply and again

it's the same same thing that I just

described now there's not as much

production Built Homes in this area

because it does include areas like Gower

areas like Parkins Mill some of some

of the Pleasantburg uh Corridor before

it crosses over Interstate 85 but

there's there's a lot of cheap housing

in that area as well, and again it's

it's not including you know all the

expensive housing on Ferris Road and

some of the things going on there and

so just a really that's a really

unique area in general and prices um

they started, they really started to

Skyrocket in

2022 um and then they peaked in 23

came down, peaked again in 24, and now

have come back down again to levels that

we haven't seen since 20 uh really since

2022 um is where they've been sitting

for the past several months and uh

according to the 12-month uh median and

so again just that general area of

Greenville County right if we're

looking at it, you know you might

consider it kind of the uh the The Mid

Eastern portion of Greenville County

just southeast of downtown Greenville

is is an area that's seeing prices

that are coming down not as dramatically

as the last one we just looked at, but

still coming down in a measurable and

tangible way, all right, last but not

least is area

73 where's Area

73 area 73 now includes that area that

we just talked about the Ferris Road

Corridor the Pleasant Valley area the

area around Southside High you've got

let's see here, let's see if there are

some other identifying uh identifying

factors around here it's not

including areas like Denine or Judson it

kind of stops at 185 Mills Avenue it

stops at Interstate 85 on the south it

stops at Augusta Street on the East um

and so it's a nice little triangle

section, there that most people think

of this as the Ferris Road uh SL

Pleasant Valley SL it's also where um

where the Prisma hospital is and and

you know obviously that's a the the

biggest uh Hospital in Greenville I think

it's the biggest, it's it's definitely

the one you uh that people tend to

frequent when they have issues, okay

we'll just put it that way I'm not

going to create a hospital War here

because we also had the bonsor

hospital as well St

Francis a little bit north of there

also a good option too they they they're

kind of two different things, we're not

going to talk about that right now

Okay so what's going on in this little

this little triangle of an area uh over

thereby Prisma Pleasant Valley Ferris

bird all that this area really

really took off and had really been

bouncing around for a while, right if

you're looking at the trend

line back in 2015, it was in the low 300s

and it basically stayed there until 2021

it started to get up into the high 300s

2022, it started to get up into the 400s

then it dropped back down and then in

the middle of 2023, it just took off

right, it just took off, almost hit

600,000 000 at one point and since then

it's just been coming down and now it's

right sitting right around 500,000 for

that 12-month median and so this is

an area that is uh is is uh is

definitely to me, particularly when you

get into the Pleasant Valley area, it's

feeling tapped out and you know

obviously the area around Prisma

Health Ferris Road there's some very

Nice housing up there there's not

enough, not enough to swing these numbers

because when you've got you know

Pleasant Valley what ended up

happening in Pleasant Valley in my

opinion, a lot of flippers came in and

did kind of a shoddy job of flipping a

ton of houses there over the years and

now, what do we have we have these homes?

people were buying these homes buying

these homes up after they were freshly

flipped well, a poor flip job after it

CH, you know after the person who bought

it the first person who bought it after

the flip lives in it, then they try to

sell it off the wear and tear just

doesn't do well on these poor flip jobs

um, and so that ends up, you know, we had

so many flips in Pleasant Valley the

past 10 years, now they're starting to

change hands and that's my

personal opinion on what's happening in

that area and why we're starting to see

some of the numbers fall and yes

there are some really nice houses in

this area but it's just not enough to

buy the prices the way you

might like to see it now, that being said

where it is right now is still sitting

comfortably above where it has been

historically, but it seems like once it

hit that 600,000, that was just that was

just way too sharp of an incline, I don't

know all that happened there, maybe some

new construction played a role in that

um it's hard to say um but that market

um is showing some sharp declines in

some of this data as well, so I hope you

guys found that interesting that's

something you can go back and look at if

if there was something, maybe you're were

listening and you're like okay there was

something in there that I'd like

to take a closer look at great

opportunity you don't have to watch

the whole thing on YouTube just skip to the

part on YouTube that interested you the

most um and just watch that and then

you'll be able to actually see this data

because there's a lot of interesting

stuff in this data that I didn't even go

over with you guys but it

those can be some Easter eggs for uh For

You YouTube Watchers, so thank you guys

for watching and listening my contact

info in the show notes, Piper's contact

information in the show notes like

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next time