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
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 local real estate needs
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right at the end of the day
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and if you're the next one
that would be great so
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if I can help you with any of that
speaking of people finding me through the show
a lot of people find me through the show
who are researching the southeast
and they're researching
South Carolina and they're researching Greenville
and they're looking for content on the Carolinas
specifically the Carolinas are a hot topic
on
on on a many
many levels
I constantly I listen to a lot of national podcast
I'm constantly availing myself to national content
on the real estate market
you hear people talk about the Carolinas all the time
the Carolinas are are
very different right
one thing is really interesting
as there's been all this talk about bringing
reshoring manufacturing in the US right
this is a big agenda
for the Trump administration
well we've already done that quite a bit
in the state of South Carolina
manufacturing in South Carolina has gone way
way up and the southeast as a whole
it has
really the past 30 years
and how has that happened
well
there are variety of reasons
I'm not really wanting to talk about that
but then with that people are seeing
okay so there is this baseline blue collar economy
but also really Greenville is a white collar economy
right we
when people think about Greenville
they don't think about inherently about manufacturing
a lot of those manufacturing jobs
result in there being a lot of white collar jobs
as well and so people see all of that
and then they see the housing prices and they're like
okay now we get it
this is still a very affordable market
in comparison to other parts of the US that have the
sort of economy that we have here
in Greenville and in the Carolinas as a whole
and so it starts to click for people who are
are looking at looking for real estate investments
they're looking for places to put their money
that are safe but still up and coming
and there's not a ton of those left
at the end of the day
and so the Carolinas becomes one of those markets
right in Greenville specifically
one of those markets where outside money
and we know we know this we've known this for a while
outside money is coming in
because of all these different dynamics
so one question I get frequently from people
who are doing all this research
and coming to this conclusion
that a lot of other people are coming to
or already have come to
which is that they need to invest in
in the Carolinas and specifically in Greenville
a lot of the question that I get
or one of the main questions I get is
I want it when will it be too
late to invest in Greenville because I want to get in
I want to get into the Greenville market
and I don't want to miss the boat right
I don't want to be the guy that waited
until the day after the Greenville Spartanburg
Anderson
metro area took off
I don't wanna be that guy that's left out in the cold
I've got real estate holdings
and all of these other markets
but I don't have it in Greenville
at what point will it be too late
well I want to address that
I don't have the magic answer to that question
but I want to fill you guys in on a lot of different
current developments
and different things that I'm thinking about
when it comes to answering this question okay
so let's just talk about real
real big picture right
if you know nothing about Greenville
this is gonna be really helpful for you
and even if you do know some things about Greenville
this this probably will
you'll find some parts of this that are helpful for you
first and foremost
we need to we need to discuss the mare OK
mare knocks way it's funny
I follow a lot of financial what
what we call finchweet financial Twitter
which is which is funny
because it's using the British pronunciation of
or at least
what I think is the British pronunciation of financial
financial
and then Twitter is not the term anymore
it's it's the website is x
but anyway we still call it fin twit
it's basically all the people on Twitter who are
talking about the financial sphere
economics all of that
I follow a lot of them because there's it's
it's one of the last parts of social media
that is genuinely non partisan
now there's still some partisan aspects of it
but these are people
that want to get to the bottom of the economy right
there is not a an inherently partisan element to
I wanna get to the bottom of the economy
so that I can invest in it
like these people are just money focused
at the end of the day
and so
I see a lot of interesting stuff on there
well one of my contacts who is someone
I believe with Bloomberg
recently tweeted out a picture of Mayor Knocks White
and this is in response to a whole
another discussion about Greenville
and said
and was kind of amazed that the mayor has been
mayor for 30 years
like he had never heard of anything like this before
a town that's growing like Greenville
and that's the size of Greenville
having the same mayor for 30 years
and it's random on so many levels right
not only is that rare
that you would keep electing the same person
over and over again it's rare that the same person
you know that Knox White didn't at some point make a
political run right
for like governor or something like that
you know like you see on the
on the show the wire you know
the guy's you know
trying to
work his way up the totem pole
starting low
making his way up that's the
the way that Obama got into the White House right
he started as as a
as a just a community
can't even remember what the term was
but he started just like a community leader
worked his way up
eventually
he was so politically gifted that he became president
well
that's the way our mayor has been
except that he stayed mayor
he hasn't
he didn't have those broader political aspirations
at least he didn't pursue them
if he did
and so here we are he's been mayor for 30 years
he's overseen
one of the greatest downtown
transformations that we've had in our country right
downtown Greenville went from being a place that you
were not safe to go around
into one of the most
well known and attractive downtowns in all of
the United States
the mayor has said that he's serving his final term
and that he is going to ride off into the sunset
and that this is it this is his final term
that's something to keep in mind right
I don't know what that means and
and I'm going to tell you
a lot of these things that are big picture things
and I don't exactly know
what it means for the future of Greenville
but these are the things that will determine
at least some of the things that will determine
the future of Greenville some of the factors
some of the elements that you need to be considering
as you try to figure out okay
at what point will it be too late
one of these things to consider is that we have
incredible multi decade stability in the mayor's
in in
in the mayor's office
and that will most likely be changing in the next
election cycle
so we need to consider that
the mayor has done a lot of tremendous things
he's had tremendous leadership
er
he's brought tremendous leadership
he's brought a unified vision to the city
and I think that
I think that that has been huge
I assume he will hand pick a replacement
and that
that hand picked replacement most likely will win
but there's still going to be a lot of things that
we don't know
that they might take the city in a different direction
hopefully not a bad direction
hopefully good right
that
not everything that the mayor has done do I agree with
like for instance
we have basically no food trucks in downtown Greenville
not happy about that now
the mayor is not responsible 100% for all these things
we got a city council and a city manager
and all of that
but sometimes
there needs to be new leadership to help improve
some things like
there's no reason why we should have food trucks
having to hang out at gas stations
which is what you see in Greenville
we should have like
imagine if we had just an area of Greenville
that currently has nothing going on
if in the city limits
and just packed 10 to 15 food trucks in there
every single day
you're telling me that people wouldn't show up
wouldn't do that anyway sorry
that that's on the side
but these are sorts of things that I think
perhaps could be a positive on new leadership
on the other end of the spectrum
obviously
there's a lot of negatives you can come up with right
like I already said
the mayor has brought a unified vision
and a ton of experience
from a whole lot of different things to Greenville
and there's no guarantee that the next mayor
will do that so we got to keep that in mind
on the county level
we I've talked about County Council
multiple times on this show
a few things to consider on the county level
first off the county council very anti development
this is a stark contrast to the city council
which is very pro development in many ways
now city council is very
restrictive right
they they put a lot of rules
into those developments but they are pro development
County Council they're not they
they're putting rules into place
but they're putting rules
into place in order to try to prevent development
it's a completely different mindset
they don't want development right
they're hearing from their constituents
that we don't want any more anything
no more houses no more hotels
no more shops restaurants
we we
we don't want these things
and they're listening to them
in fact the
there
there was one member of county council recently that
that tried to get the county council to essentially
for all intents and purposes
not listen to their staff right
okay
county council is made up of volunteers right
if you're a county councilman
that's not your job that is something that you're doing
for the love of Greenville
in theory maybe for power
who knows but that is a volunteer thing
but we do have staff they have administrative
staff members
who do the heavy lifting for County Council
and then the County Council will assess the
what the staff has told them and
and then they will use that to inform how they vote
what decisions they make all of those things
well there's a county council person recently
that made a serious push
that they should ignore all staff recommendations
and only accept essentially
recommendations directly from
citizens from Greenville citizens
now if you think
well what's wrong with that
what's wrong with that is that we are not we
we are a democratic
republic in terms of the form of our government
our our government is not a direct democracy
and there's a reason for that
and there's a reason why direct democracies
have not traditionally worked
and that's because
you get all these competing opinions
from a lot of people
that don't know what they're talking about
and then basically the majority just rules
and this is essentially what
some people in county council want to happen
right now they just want a mob rule kind of government
and that's wrong like that
that's insane there has to be
there has to be leadership from the county government
and currently there is a massive lack of leadership
in my opinion in our county council
and what I mean from from that let's
we we just talked about the mayor
let's talk about someone who is a leader
and that's Mary Knox White
like him or hate him he is a leader
when they proposed Falls Park
and the creation of what is now considered a
one of the top 10 parks in our country
they were almost universally chastised for it
the media chastised them the people chastised them
nobody wanted it and the
the mayor and the city Council at that time
they knew that we needed it
they knew that it would be for the better of the city
they
they just knew okay
and they were willing to sacrifice
their political future in order to make
it happen and like it or not
false park is against the will of a lot of people
a lot of people who really
really now would
would say that they were for False Park
and that's the that's the thing that drives me crazy
right I bet if you talk to the county council people
and ask them what do you think about Falls Park
they'd all think it's it's fantastic
obviously they'd have things that they would improve
here or there whatever
do you think Falls Park
do you think Greenville's better or better
better with Falls Park would be better off without it
they would I'm pretty sure all 12 of them would say
we're better for having it
but you know what
if they had been in City Council 30 years ago
when votes were being made on
the development around Falls Park
I bet that probably
nine out of the 12 would have voted against it
and that's because they would have just been listening
to their constituents
and not providing actual leadership
not actually trying to listen to staff
not trying to actually assess
the goodness of the project
not trying to actually educate their constituents
in any meaningful way just it
it's not a healthy way of running government
when you just listen to your constituents
and just do what they say
without getting any sort of expert opinion
without getting any sort of third party input
and county council would say well
we are getting third party input
they're getting third party input to rubber stamp
what they're already doing
like that's what that's what we keep seeing
like they will
they will
basically put a moratorion certain developments
in order to do a study
and they'll do the study in a way that they know
will then
essentially allow them to
restrict development even more
and then they'll open it up
you know they'll release the moratorium
they'll open it up and I'm not just talking about I'm
I'm saying a lot about Greenville County Council
but there's other county councils
and city councils in the upstate that are doing this
too
so I I need to be clear on that before
it just sounds like
I'm just coming after Greenville County Council
but they're just doing a lot of things
that are not for the good of the county
but for the good of their own political prospects
and perhaps they do believe it
perhaps they
they do believe in the anti development stuff and
and it's not so much for a lack of leadership
it's just for a lack of of education and understanding
but this is what's happening okay
that's something you need to keep in mind
in the backdrop is that
we're going to see a lot
less development in Greenville in
in the future
and a lot less development in Pickens County
in
in particular
and in some other counties as well
Spartanburg is not quite as anti development right now
parts of
of Easley and some other areas
not quite as anti development
but it's spreading everywhere
people just want to they
they they don't want there to be any more change
and so that's something that we need to keep in mind
the other thing we need to keep in mind is obviously
whether and
and this is a big question with whether
when it will be too late to invest in Greenville
is home prices right
I told you guys this before
a huge part of the appeal of Greenville
is the affordability piece
once Greenville and the upstate becomes unaffordable
a huge amount of the draw for the area goes away
Well Zillow
which oftentimes is wrong
but they they believe that the upstate will
will see prices go down this year
we'll see very possible
I made my own predictions earlier this year
we'll see who's right
there are potentials for us to to go into a recession
that could cause prices to go down
we could also see a scenario where prices
go way back up
we have a lot of pent up demand in the market right now
that much I can tell you this is a nationwide thing
not specifically a Greenville thing
we have pent up demand
that if we see mortgage rates come down
that demand is gonna get flooded into the market
so you need to be paying very
very close attention to mortgage rates
to affordability concerns to all of those things
if you are interested in investing right now
in Greenville
and mortgage rates are not a huge factor for you
maybe you're a cash buyer maybe you're okay with with
you know with basically breaking even
or not making a whole lot of money on
on a rental for instance then
you should really consider buying in the near future
before mortgage rates start to come back down
because once they come back down there
there is a point we don't know what that point is
I think it's probably in the fives right
we've been in the sixes
per Mortgage News Daily for some time now
I think if we got into the fives
we would start to really see some of that demand
flood back into the market
that would cause prices to to go up again
that would cause
a a lot of a a lot of changes in the market
we'll say it that way now when's that gonna happen
well listen to a couple episodes my Q&A and I
I discussed when I think it's possible
that we could see mortgage rates come down to the fives
but those are are a lot of things and
and those are things that could happen very
very quickly
additional things to consider
the major developments we have planned
and where they are likely to be planned next okay
we've talked about this on the show
I released a video on my YouTube page about the
Greenville County Square project
I'm hoping if I can get to it later this week
to release something about the
the Gateway project as well
that's something in the works
I just haven't had time to get to it yet
been a little busy my
my wife
has had some health issues that's caused some
some setbacks
but I am planning to
to work on
some more of this content for you guys
but consider that okay
cause that obviously has a huge impact on
on what's happening in in our area
another thing to consider
the lack of foreclosures right
that's this is something
I think a lot of people are just assuming
a bunch of foreclosures will come back in the market
the moment that's not happening okay
will that last forever I don't know
there's there's a tremendous
amount of of
factors at play when it comes to foreclosures
one is that people have
a lot more options to get out of a defaulted
mortgage than they did in the past
one of them is to just sell
and this is you know
an option that a lot of people didn't have in 2008
2009
when home prices went down so far that they
and they had over leverage they had
you know
0% down not enough income to pay their their mortgage
all these things so they had no equity
so they either had to sell for a loss
which they couldn't do or they had to foreclose
so they just foreclosed a lot of people
now they could sell for a loss if they had to
and they will do just that if they need to
and that's better than a foreclosure right
because you sell for a loss
your credit isn't impacted
whereas if you get foreclosed on
you might not be able to to buy another home for 3
five
7 years maybe even longer than that depending on
depending on what other
things are going on in your credit
so that's another consideration
another consideration is
how long will it be until Greenville takes its
final form now no city has a
and no county has a true final form
but when you go to Atlanta you go to Charlotte
you go to New York you go to all these big cities
San Francisco there is a final formness to them
Greenville's not there yet okay
for instance our city Hall is about to
undergo a a huge transformation I just said our county
our county square underwent
and is undergoing a huge transformation
like these are the
the major parts of our local government
you go to these other cities and that's not happening
their local government is set
it's done
where where they are
you know they'll
they'll make tweaks they'll make improvements
but they're not demoing their entire county council
area and all of their county government offices
and putting in something else
for the most part
so Greenville still hasn't taken its
its final shape when will it take its final shape
I don't know I don't know
and obviously when I say that
that doesn't mean that
that there won't still be changes happening
I'm just saying the general when you look at Greenville
you kind of know okay
this is basically
80% of what we have here is going to be this
and it's not going to change
I personally don't think that we are anywhere near that
probably 15 20
maybe 30 years away from something like that
you know from us being at the point where development
in Greenville is like okay
Greenville is kind of pretty much done
now with all of that in mind
I wanna say this
I always tell people do not try to time the market
and I am amazed by how many people understand this
when it comes to other investments
but then somehow forget it when it comes to real estate
remember that real estate is pegged to the real economy
more so than other investments
way more so than other investments
for example
while there will be wild swings in the stock market
and crypto and the bond market etcetera
etcetera just on a daily basis
and
and those swings often times are
are based on speculation
based on reading the tea leaves
based on
employment data that's come out that week
even statements from the Federal Reserve
which by the way all of these things are
are pretty much backwards looking
not forward looking
those things will will swing the real
sorry swing the stock market
swing the crypto market swing the bond market
swing currency markets
forex all of these different things
in in ways that real estate just isn't going to
to swing on a day to day basis right
real estate is not prone to those speculative swings
I'm not saying there's not speculation in real estate
it's just different
real estate goes up or goes down in real time
as the economy is shifting
and as seasonal dynamics take
take shape or to say that
another way for real estate to bottom out
that generally means that the economy has bottomed out
or is bottoming out which is a big difference
from how the stock market works
which you know
the stock market I
I do think in general is a good reflector
of what's happening in the broader economy
but there are some very key times
when the stock market can
be completely decoupled from reality
for instance I remember one time during the pandemic
when Costco's stock price plummeted on the
same day that Costco set record sales okay
that does not make sense
except for the fact that people were speculating that
because of the pandemic that
that we were gonna have an economic crash
and so even though yeah Costco is setting record sales
it doesn't matter because in six months they're
they're not gonna be selling anything
cause our whole economy is gonna be shut down
that's what traders were thinking
they were wrong
real estate doesn't do this okay
if real estate is if if the economy is doing poorly
that's reflected in real time in the real estate data
in fact a great way to assess how the economy is doing
is to assess
what's happening in the real estate market
if the economy is great
real estate is gonna be great if the economy is bad
real estate is gonna be bad generally speaking
now we do have some little
nuances in there with regard to
sometimes the economy doing poorly can
can result in mortgage rates coming down
can result in a pickup in real estate demand
but that's that's more the anomaly
that's that's more the exception than the rule
perhaps the exception that proves the rule
if you want to get fancy with me
but generally speaking
real estate follows the real economy okay
and so all that to say with real estate
not only is it hard to predict the dips and bottoms
in the market but it's also hard to predict
the feasibility of even investing in real estate
in a bottoming market
because if real estate is bottoming
usually the economy is also bottoming right
which means that then capital dries up people
including real estate investors lose their jobs
investing becomes riskier
because your ability to sell or refinance
gets difficult right
it there might not be the the possibility to
to sell or refinance
or refinancing might be way more expensive
you you just got a whole
mess of things going on in a
in a lot fewer potential options so long story short
you simply can't predict the dips or the bottoms
or what ramifications those dips or bottoms will have
on your ability
on you and your ability to purchase real estate
so if there's a deal in real estate today
don't wait until tomorrow
and if there's not a deal today
don't force it just to force it either scenario is bad
OK
and and and I I just I I just wanna tell you guys OK
there's a lot of people begging for a real estate crash
don't be one of those people
like I know that you're angry
if you're one of those people I know you're angry
you're hurt someone hurt you
I don't know who
but you're not gonna be able to buy a house
probably if the economy crashes
the economy crashes real estate crashes
you're gonna lose your job
you're you're
you're it's gonna be harder to get a mortgage
lenders are gonna tighten up
they're gonna get stricter with who they lend to
it it's
it's not having a crash where prices go down sounds so
so good on the surface level
until you get under the hood
and it's always always bad under the hood
the only people that benefit from a crash
are the ultra wealthy
the normal people like me and you not gonna benefit
why do the ultra wealthy benefit
because they have the money
Warren Buffett right now is sitting on billions
I think or maybe trillions of dollars of cash
he's ready he's waiting
he's just waiting for that crash to happen
so he can buy up everything
you think you're going to outbuy Warren Buffett
I don't think so okay
let's get real here okay
enough big picture let's talk about the topic at hand
when will it be too late to invest in Greenville
alright
well if you're talking about being able to buy houses
for less than $100,000
there are still those opportunities
but you have to be prepared to sit on the investment
right
those opportunities have almost completely gone away
but there are a few if you're willing to be very
very patient buy and hold for a long time and you say
well Stan
I've been looking on realtor.com
homes.com whatever
and I've been seeing those
hundred thousand dollar houses
and they're in the slums it's
it's not like it was in 2010
when you could buy in good neighborhoods
at those prices right
I've heard people say these sorts of things
and my response is yes it is right
my first house I bought for $80,000
and the neighborhood was in bad shape
now I don't use the word slum
that's a bad word that's a no
no word if you're a realtor
shame on you if you use that
but
my so my neighborhood wasn't a slum
I'm not gonna refer to any neighborhood in that way
but it was in bad shape
there were foreclosures everywhere
lawns super high
my house had been vacant for two and a half years
I didn't even want to buy the house
but I couldn't afford anything else at that
at that stage of my life
I was in my early 20s with a kid
now that house which I still own
I Airbnb it now
it's worth over $400,000 okay
but if it was so obvious in 2010 that
that was going to happen
there would have been a line of people to buy it
for the price that I bought it for
for $80,000 right
the thing is that people
aren't willing to take the risk
they just look at all of the
the circumstances around it and they think
oh my goodness I don't
I can't see how this could improve this is a slump
I don't want to be involved with that right
that's what I hear people say
and they're forgetting that
that's where all the money is right
you have to be willing to sit and hold on a property
and if you're going to compare the
the current market
to what the market was like 15 years ago
you need to be willing to consider whether
whatever you invest in right now
is something you'd be willing to hold on to for 15
years because there are some areas of Greenville
that will look a lot different in 15 years right
my house that I bought 15 years ago
I didn't know that it was gonna be
gonna go up this much in value in 15 years
I had no idea nobody did
it I didn't buy it for that reason
I bought it cause I was tired of renting quite frankly
and it worked out
but if you're going to compare the market that far back
you need to compare the current opportunities
to what those opportunities will look like in 15 years
now we don't know what they look like in 15 years
so that's where you have to use your imagination okay
so what are the areas
that are guaranteed to go up in value in the next 15
years listen
if I knew that you think
I would just be giving that information for free
on a podcast come on now
come on that's
that's not how this works
let's be real
but what I will tell you
since I can't answer that question
for a variety of reasons
tons of liability to answer that question
even
even speculating
I'm going to tell you that
that you can figure some of this out yourself
by using some common sense right
for starters the areas around downtown
Greenville
have consistently gained value over the years right
downtown obviously is the
the focal point of Greenville County and the
there has been urban sprawl from downtown
you know the West End of Greenville
was not worth going Two 15 years ago
it was rough it was
it was tough I got pulled over and
on the West End
just try
just trying to to get back to my apartment before I had
before I lived in a house
just because I was driving around late at night
I just got pulled over and
and they were about to
they were about to take me into the station
except that I had printed out Mapquest directions
this is aging me this is before I had a smartphone
didn't even have a GPS
I had Mapquest directions printed out
and they saw in the directions
that it had me going through that area
well
the West End now has some of the
the best places to eat best places to drink
Unity Park
some great historic districts
it's completely different now okay
and so that's a
just the classic example right
of an area that absorbed
or that was kind of absorbed into downtown
but all of the areas around downtown
Greenville have consistently seen that sort of growth
so keep that in mind consider that
when you're looking at these different areas
consider as well
the major developments that are planned
we kind of already talked about this
earlier in this show
I've talked about many times of the years
in this podcast
we talked about Po Mill
we talked about the Gateway project
there's all sorts of things to consider
when it comes to that
obviously the County Square project
but there's a whole lot more
right near the Motor Mile on Lawrence Road
there's massive developments
with the Hollingsworth development
that are planned for over there
you can find all these things really easily
educate yourself
on the areas
that have these proposed developments in the works
and use that to inform what you're
what you're
where you're targeting because those areas will be
we'll see home values rise
as they get all of this development money
pumped into them
look at the areas as well that just seem out of place
right
maybe they are high value locations that are abandoned
right maybe they are areas and and by high value places
I mean like near shopping
near downtown
near and maybe not even downtown Greenville
maybe near another downtown things like this
maybe there are areas that are wedged in between
multiple luxury housing developments
these are the sorts of things
if you're finding something
if you find something that just looks out of place
you you might have found something
where there's an opportunity
I remember years ago and I've
I've shared this story a few times on here
that years ago
the first time I drove through
the village of West Greenville
and saw on you know that Pendleton Street
you know on the little main street that
that they have there now
and I was like
I I remember driving through and just being like
this is gonna be something like this is everything here
the infrastructure is here for this to just be like
another cute little downtown space
within two years it was completely filled with tenants
everything that was boarded up was unboarded up
and it was the village of West Greenville
a a form of it that we have now and you know
at that time
I mean you could buy homes there for $40,000 you know
homes that are now selling for $500,000
and you know what I saw that I didn't buy in that area
I should have bought in that area
I sometimes I overthink these things
it's like I I see the vision and I'm just like yeah
but I don't wanna be the guy that
that's buying in that area
I should have bought in that area
come on
I make mistakes too
sometimes I don't take my own advice
but look at those areas that seem out of place
or that seem like there's something that
that could have potential
look at the areas
that are just now starting to see development right
twenty years ago
Five Forks was farmland
now Five Forks is one of the hottest areas to live
30 years ago
Greer outside of downtown Greer was all farmland now
you know
Greer is one of the hottest areas for people to live in
and if you can see
once developers start to buy up these
these farm parcels in some of these areas
and they start putting up homes there
that's an indicator right
the developers aren't stupid
they know what they're doing
they have reasons for building where they are building
and you can ride their coattails a lot of times
so follow the developers follow the grocery stores
look where the grocery stores are going right
particularly the nice grocery stores
like the Harris Teeter's the Lowe's Foods
things like that we have a lot of
a lot of fancy grocery stores
is that this is something that's happened the past hmm
I don't know 10
15 years here in Greenville is
is you know
we've transitioned from BI Lo which went bankrupt
to now getting a lot of these more high end grocery
stores and they have the high end grocery stores listen
I I know this
from having talked to a lot of people
that have dealt with them
they are so so picky on where they go and
and really any grocery store is
they're very very picky
they've got certain demographics they're looking for
they're they're
they're they need something
they need it to be certain demographic now
and they need it to be going that
a certain way in the future
so if you see grocery stores going in somewhere
you need to be thinking you need to
to perk up a little bit okay
cause they just did a ton of research for you
and just planted a flag in that area
where they did research and said
this is going to be a great area most likely
we put in hundreds of thousands of dollars of research
and concluded that right here
is where we want to put a grocery store
why do you think they did that
look for those grocery stores okay
look as well at the future of the Swamp Rabbit Trail
you can go on city of Greenville's website
look at all of their plans for the Swamp Rabbit Trail
that's our bike our main bike trail here in the upstate
there we there's a few of them
but in terms of Greenville
the the main bike trail that
that currently connects Travelers Rest
to downtown Greenville
and then also has
a whole lot of spurs going off a whole lot of areas
eventually
they wanted to connect all the way down to fountain in
it's
it's fantastic it's
it's a great trail everyone loves it
and it's been a boon for economic activity
and everywhere that it goes
those areas
see improvement in one way or another
so if you see an area that is near
where the Swamp Rabbit Trail is projected
from the city of Greenville
to be expanded to
that's an area worth considering because
it it
you know it's always possible it won't work out
but they're really invested in this swamp rabbit trail
I feel like it's going to work out
that the areas that they're saying
that they're going to expand the trail to
and do all these spurs to and what not I
I think they're going to I think they're gonna do it
and as well
sometimes you just need to not overthink it right
so I I'll give an example here
there are some townhomes brand new townhomes right now
built
right across the street from Bob Jones University
off of off of Pleasantburg
they're they're nice
I've I've toured them
they're very nice
now streets very busy and you get views of Bob Jones
which it's my Alma mater so I'm not gonna trash them
but the reality is it's
it's not the most attractive school to look at
like this is the firman right
at the end of the day
particularly that side of Bob Jones
is not the most attractive
side of the campus to look at
but these townhomes are going for
some of them are going for 300,000
brand new townhomes nice floor plans garages
I see 20 year old
dumpy townhomes in some other parts of the upstate
that aren't nearly as central as that location
by Bob Jones going for two 75 2 80 all day every day
and I'm just like people are overthinking this right
the these townhomes across from Bob Jones
they've lowered the price now
because nobody's buying them people
there's
a huge demographic of people that are overthinking this
okay
now maybe they're concerned about the
the direction of Bob Jones the
I'm recording this
a few weeks early from when I'm gonna release it
but they just announced today as I'm recording this
a new president of the school the
the new president of the school
he's a a 70 year old gentleman who used to be on
on the faculty
I don't know
Bob Jones has had a lot of turnover recently
in terms of their presidents
a lot of layoffs and buildings on the campus have been
have been basically condemned and shut down
I don't know what the future of that school is
but it's got to either get better
or they're gonna have to sell that campus
at some point and I'm
I'm not sure what exactly is
is going to happen
but basically I see the Pleasantburg and
and Wade Hampton areas that go around the school
I see tremendous value there because
like I said
the status quo can't remain at the school
it has to either see vast improvements
or they're just going to have to move
and if they move
that would be some of the most prime real estate
in Greenville to ever sell
at least since I've been here
because it's I mean
it's right by downtown Greenville
that whole area
is ripe for redevelopment
and and
and so there there's just a
a lot of opportunity there
and again sometimes you can just overthink it
like I did right
with the village of West Greenville
I saw it I was like
this is it there's gonna be something incredible here
and I chose to not
take advantage of what was so obvious to me
and within a couple of years
it it wasn't too late
but it was too late to buy a house for 40,000 right
and
and you know
now it probably is too late to buy
you know a decent investment over there
there's still some little pockets
in in that area
where I still think that there are good investments
but it's just not what it was
obviously 10
15 years ago
so these are the sorts of things that I'm thinking
about again it's not too late right
but it's not it
it's never what you think it's going to be right
it's never just this really obvious
here's a 50 thousand dollar house
in a wonderful part of the city of Greenville
it's never that obvious you always have to
have to do your homework and think through it
like a business person so I
I hope that thinking about it
from all of these different directions
I've thrown a lot of different ideas at you guys
a lot of different considerations
and I hope that these things
will help you guys to be able to
have some hooks to hang your thoughts on
as you assess the market of course
I'm an asset to you if you need a realtor
I can help you work through these things
and give you my thoughts and opinions
I'm obviously not gonna steer you
but I can
I can help you to find what you're looking for
so please reach out to me
my contact information is in the show notes
if you need a realtor in the Greenville area
and please if if this content is helpful for you
like rate review
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and we will talk again next time