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 and just a reminder as always please support the show very simply by hitting the subscribe button that's first and foremost every podcast platform has a subscribe button hit that button listen if you're not sure if you've hit it hit it and then if it unsubscribed you hit it again it's actually good for the algorithm and then please go ahead and if you're on YouTube like the video right it's one little click like it like the video make sure that you leave me a comment I've got some good questions on on YouTube lately I love to answer those questions leave me questions leave me comments all of those good things leave a rating if you're using Apple Podcast anything like that helps to support the show so I'd appreciate if you guys could do that and if you could use me as your realtor that would also be great because I don't do this just for fun although I do enjoy it I do this to further my business right at the end of the day I've gotten a lot of clients who found me first through this show and if you're the next one that would be great so please reach out to me 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 subscribe all of those good things and we will talk again next time