Hello everyone
and welcome to another episode of Selling Greenville
your favorite real estate podcast here in Greenville
South Carolina, I'm your host as always
Stan McCune, Realtor right here in Greenville
South Carolina and you can find all of my contact
information in the show notes
if you need to reach out to me for any of
your real estate needs here in Greenville
you're outside of Greenville
you're about to learn as part of this podcast
how much work I do outside of Greenville
but we'll get back to that in a second
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this month the month of December
by the way welcome to December crazy
that we are here already
I am very grateful to be at the end of the year
me personally
it's been a year it's been a
it's been a difficult year on
on multiple different levels
and I need to silence my phone here
multiple
multiple levels
by which it's been a difficult year
and I've been waiting to get to this month
for a variety of reasons
there's a refinance I'm doing that's been
that's put me through the ringer there
there's been a bunch of other things
and I knew that one if I could just get to this month
that I'd get to through the worst part of it
and I'm here we're here
we all did it we all made it
so congrats to you guys
but I'm also grateful
for this month
because it's a great month for the podcast
so here are we've got five episodes for
2025 for December 2025
five Wednesdays right
I release this show every Wednesday
and here's what we're gonna be doing today
we're gonna be talking about the trends
that dominated the housing market in 2025
I love to reflect all right
so I apologize if
if you guys don't want to reflect on the past year
I do and we're gonna do that
we're gonna talk today about this
the trends that dominated the housing market in 2025
next week
I'm gonna be talking about my craziest stories of 2025
so you don't wanna miss that
the week after that
assuming that we get these
the numbers in
we'll do the November market stats episode
we might flip flop that with the craziest stories again
that depends on when we get those numbers from GGAR
but most likely it'll be in
in two weeks
the fourth Wednesday
which will be I believe right before Christmas
will be looking back at my bold predictions for 2025
right and seeing how I did with those bold predictions
and then the final episode of the year will be my 2026
bold predictions which I've not yet started working on
I need to start working on those
because I have no idea
what I'm going to predict
but I've got
I've got a lot kind of bouncing around in my head
so really fun
final month of the year
from the standpoint of this podcast
and I hope you guys will
will be paying close attention the entire way
alright
so without further ado let's talk about what trends
dominated the housing market
in 2025 it's been a weird year
and again this is a Greenville show
so what I'm talking about here
some of this might spill over into other
parts of the country but
I'm talking specifically about the Greenville trends
and that's very important right
because some markets are doing some very crazy things
right now
we're seeing price corrections happening in Florida
we're seeing price corrections happening in Texas
some other places we're seeing
we're seeing crazy appreciation
in areas like New Jersey
and much of the
of the northeast
the southeast has cooled down
but it's still generally speaking seeing appreciation
you've got
Louisiana the Louisiana housing market is basically
completely crashing right now
in in most major cities
so the
so real estate is hyper local is what I'm saying
and the if
you know if you're listening in from
from out of state
the trends that we're having here might not
pertain to the trends that you're experiencing
in your specific market
but I've got 10 things I believe 10 things
10 things for you guys here that are the
the trends that in my opinion dominated the Greenville
Spartanburg Anderson housing market in 2025
and the first at which I kind of just alluded to
and I definitely alluded to this earlier
was people moving away from Greenville
and into Spartanburg County
Anderson County Pickens County
if you're not familiar with the upstate you've
you know Greenville County is
by far the most famous county in the upstate
but Spartanburg is not far behind right
our airport is called the Greenville
Spartanburg Airport
Anderson
is not far behind as well
when you look at some metro areas
oftentimes they will in
lump Anderson into the Greenville metro area
and then you've got Pickens County these
these are all the counties that
that border Greenville County
and here's the thing that's
that's so interesting housing affordability
we all know
has been a problem nationwide has been a problem
but specifically in the Greenville
Greater Greenville area
it has been a problem for the past few years
and as a result
people are having to go to more affordable markets
that oftentimes pushes them into these other counties
or you know
Greenville County is quite large
there are some more affordable
rural parts of Greenville County too
if you get away from the city or if you're willing to
you know maybe live in a more up and coming area
whatever the case may be
but what has happened what I have personally seen in
in a way that I've never seen before
is people moving outside of Greenville and
and sometimes they want to sometimes that's purposeful
sometimes it's not sometimes it's just
I can't afford what's in Greenville right now
and this has directly impacted me
in terms of my business and
and so I look back at this year and last year to see
okay
what percentage of my clients were in Greenville County
versus outside of Greenville County
all right last year
20% of my clients
bought or sold outside of Greenville County
80% bought or sold within Greenville County
and I didn't go back beyond last year
because it's just quite frankly didn't have time to
it's honestly a lot more it's
it's more challenging than you would think it is to like
pull that that data
in a way that like I can quickly analyze it
but basically 80 20 split 80% inside Greenville County
20% outside of Greenville County in 2025
that number completely reversed
79% of my closings in 2025 were
outside of Greenville County
21% inside of Greenville County
and I'm telling you right now and
and I'm about to get another client under contract
in Spartanburg County and these
a lot of these were in Spartanburg County
but we also had I had plenty in Anderson County
I had plenty in Pickens County as well
and you know
you'll get the occasional
sometimes people are interested in
in a county or Greenwood County
or whatever the case may be
even those counties
sometimes people find themselves moving over there
although usually
if you're moving to one of those counties
it's not because of affordability
it's more because of either work
or you want to be near something out in those areas
like Lake Greenwood or something like that
but long story short
the housing affordability thing
pushing people out of Greenville County
like this is a real thing right
and this is for my personal business
obviously that that I am notating this
but this is something that is undeniable
a trend that is happening
and this is why I keep harping on housing affordability
housing affordability and why
Greenville County needs to do more to try to make
housing more affordable
not just from the standpoint of subsidized housing
not just from the standpoint of workforce housing
or anything like that
but from a market rate housing standpoint
there are things that the county
needs to be trying to do and quite frankly
they're doing the opposite of
of those things for the most part
and so I'm
I'm gonna keep mentioning it because it's a problem
it's a big problem right now and
and Greenville County you know
it's great the
the reason why housing affordability is a problem here
is because there's so much demand
but if
if housing no longer becomes affordable for police
for firefighters
for teachers then what
for the people that actually make our area great
in so many different ways
what then you know
because I'm hearing some people say
they can go to Spartanburg County
and become a sheriff in Spartanburg County
get paid more and have a lower cost of living
than what they can here in Greenville County yikes
that's not great
and that could have a ripple effect
on this area that we don't even know
we don't even know exactly what
what the impact could be but it could be
it could have a huge impact
and it certainly wouldn't be positive
so that's one of the trends
I don't want to be overly negative here
but that's the reality I've been
I've been driving all over the place
I think I told you guys recently I had
a I had to do a drive recently between Belton and Robuck
took me over an hour between showings
I had to do another one between Moore and
and Marietta that was like an hour and a half
and I like to drive don't get me wrong
but it's crazy it's crazy
and I have to be experts on all of these different markets
because that's just a part of the job
and so it's always
it always cracks me up and I apologize
I've said this before
but it cracks me up when people are just like
well how well do you know this area
and they'll have like a very specific area
and it's just like I know that
as well as any other realtor in this market
if not better okay
the suggestion that realtors are in
in Greenville are like very
very specific
now you do have some people that are just like
you know I'm
I'm the most prolific agent in this area
or I'm an expert in
you know in in the Augusta Road area
whatever the case may be
I'm not saying that there aren't local
very specific experts but generally speaking
everyone has enough knowledge that they can any
any experienced realtor in this market
is capable of doing a transaction and
and knowing what they're doing
all throughout the upstate right
unless they have niche down so far that they
that they
really can only handle a very specific type of market
which for instance some
some luxury agents you would
you know that that focus on luxury housing
you would never want them to do for instance
investment properties right
they would not know how to
how to help you with like duplexes
I had an agent recently
that asked how to search for duplexes
in the multiple listing service
this was not a an inexperienced agent
they had never ever done a search for a duplex
in the multiple listing service
in like 10+ years of being in
in the industry that's insane to me
that was one of the very first searches that I did and
and not to mention that
it's very easy to figure that out that
you know without having to ask people
that's a whole
that's a whole another thing that cracked me up
but anyway
this is going off the rails
let's go on to the second trend here
the second trend was weird things in the job market
messing up people's plans
things like
like the department of Government Efficiency right
that doge
with that Elon Musk started with
I guess it's still going
I had
clients directly impacted by that
people that were that were
that had government job placements that
that got frozen as a result of that
I have
had clients who have had layoffs right
people don't realize it layoffs are back
this is one of the things that has helped me to see
okay
this economy this economy is weird it's not great right
you know everyone focuses so much on the stock market
and it's like well
the stock market is the economy and it's like no
not entirely the you know
the stock market can be can be a gauge of the economy
I'm not gonna say it's not
but people have started to get laid off a lot more
this year and in recent months
of course you've had government layoffs too
I just referenced Doge
there's been other related government layoffs
and we had the government shutdown as well
that was a weird thing
that impacted some of my clients
and that impacts the housing market too right
all of these things impact the housing market
because people don't like to buy a house when they're
when there's like weird stuff going on right
when there's a a new president in
in town shaking things up
when we've got government shutdowns
that we don't know what the end result is
gonna be out of that
you know one thing for instance
when you have weird things happening in the government
there's been talk of changing the 1031 exchange
which is a
a very important tax deferment tool that investors use
so until I I'm no
I know for a fact that a lot of investors have been
like kind of
waiting on the edge of their seat
to see what's gonna happen with
with regard to the 1031 exchange
right now it's still here right
we can still use it as a real estate tool
will it be here forever we don't know
but these are the sorts of things that
that people will hold back
they'll hold back and say ugh
I don't know I had a
a another client that
that they were thinking about
you know having they
they do a lot of travel
they wanted a home base here in Greenville
and they decided that with all the
the political stuff going on
they actually don't know
if they want to even own real estate
in the United States right now
now you might think that's crazy right
that might be the opposite conclusion
so a lot of people do come to the opposite conclusion
be like well no I
I don't I don't wanna have my investments in
in these other things I wanna invest in
in real estate something that holds value that
that and that has
use and value
no matter who's president or who's in charge
or what happens in the world
so there's been a lot of weird things with regard to the
the job market the economy
the political situation in our country
that's definitely been a major
trend in Greenville outside of Greenville
another one has been
buyers kicking tires and hoping a unicorn appears
listen I have seen this over and over again getting
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buyers kicking tires this has been the
this has been like one of the themes of this year for
for me for a lot of people has been basically
there's nothing in the market that buyers can afford
that they want and so
you know they'll look at a house here
they'll look at a house there
they'll try to make this work
they'll lowball this property no
can't get that all right well what about this one
no that's that house isn't gonna qualify for FHA well
let's just try and then
and then FHA appraisal comes back
the seller doesn't wanna make the FHA repair you know
it's just been one of those years
of just a lot of strange things like this happening
and just buyers trying to like buyers wanting to move
but just not having
the options that they think that they should have
and then the end result is
they just kind of kick tires here and there
and like I said
hoping for a unicorn to appear
but the unicorn never appears
and so then eventually
the buyers reach a point where they're just like
okay we have to move right
for whatever reason maybe they're running out of space
maybe they're renting they've got terrible
a terrible landlord landlady
whatever
eventually they reach that point where it's like
we have to move and then they finally do
but this has been the year of the tire kicking
I think 2026
a lot of those tire kickers are gonna become
actual buyers
but we'll see cause so much depends on the economy and
and all these other trends that that
that are in play here
on the flip side sellers
I've been seeing
kind of similar sellers being indecisive right
should I sell now or should I sell later
should I list my house before I found one to buy or
or should I find one to buy first
and then try to list my house
and make it contingent on the sale
should I pull money out of
x y z account in order to put towards a
a purchase before I sell
should I maybe not sell should I rent my property out
should I list it
or should I try to just sell to a close relative
should I sell as is or should I work out
I mean I'm telling you
I have never gotten so many questions like these
from potential real estate sellers
it's insane they are constantly
just indecisive and again
it's because it's just not clear cut anymore right
it's a lot harder to sell a house than it was
four you know three
four five years ago
it's taking longer the
you know
if you just bought your house the past couple of years
it hasn't gone up in value that much
there there's sometimes appraisals are coming back with
with weird conditions and
and what not it's just and a
a lot of
buyers out there need to sell their home in order
in order to buy a house
so if you're selling on the open market
you know you might run into one of these situations
where you're having to accept a
a home sale contingency and it
it there's just a lot of these things going on right now
another one we get to
the need for sellers to make repairs
you know a lot of sellers are just like
well I'm not gonna make any repairs
and it's just like you kind of have to like
this is not the kind of seller's market
that we had a few years ago
where you could just say as is
that's done
and you can just sell a house
you can find a buyer that's just like
willing to take it as is
the market's not like that anymore
unless you're selling for pennies on the dollar
which most sellers aren't doing
so indecisive sellers
very similar to buyers kicking tires as well
it it's been a
it's been a challenge
for sellers to figure out what to do
on the investment side
I have seen substantial and
and have heard chatter about investors
really pulling back I mean we're
this is this is a real thing
mom and pop investors
I'm not speaking about institutional investors
that's a different thing okay
but these big corporations that
that buy up homes
I'm not talking about that
I'm talking about mom and pop investors
a lot of them I I've
I mean I can't tell you how many that I've spoken to
that I've dealt with that these past couple of years
I've crushed them and they're done
they're just like until
so some of them are saying that they'll
that they'll never get back in and
and you know
back into doing a lot of house flipping
back into buying up a lot of rental properties
some are saying that I don't know if that's true or not
I can't speak to
you know when the market changes
sometimes people go back on their word
but for sure
the way the market has changed the past couple years
has had the end result of investors deciding
a lot of them listen
I I've gotten hoes the past couple of years
I no longer know what to expect and
and I speak as someone that I flip a few houses a year
typically it's been hard for me to you know
I'll pull you know
I'll see an opportunity that's out there
I'll pull up cops there's no cops
it's like throwing a dart and
you know and hoping that you
you know if you're not an experienced dark player
just hoping that it lands somewhere good right
that has been what
flipping houses has kind of been like the past year
hard market hard market to do that in
and every market has different things that are
that are easier and harder
I found that sours markets are the best markets for
for flipping houses in
but it's hard to find the deals in a seller's market
right
right now there's a lot of deals like let's be honest
when I'm looking at homes coming on the market
I see a lot of deals right now
but they're not deals for like
where you can flip the house right
they're just deals where it's like man
that's a lot cheaper like
eventually
that home is gonna go up quite a bit in value
and basically
it has not gone up in value the past few years
that's a great deal right
you can you can buy a house basically you know
if a house hasn't gone up in value
or a property hasn't gone up in value
the past two to three years
it's actually gone down in value right
because when you talk about
from an inflation adjusted standpoint
it has actually gone down in value
and this is one of the big debates that people have
over whether real estate
should be viewed as an investment or not
because you know
oftentimes it doesn't keep up with inflation
that's not a debate that I'm gonna get into here
historically speaking it
it does outpace inflation
but in some cases it hasn't the past two to three years
like let's just be honest about that
and investors are taking note
investors are pulling back
here's another one sixth
trend that dominated the housing market in Greenville
in 2025 was buyers having their home of choice
just out of reach on their budget
I mean I can't tell you how many of my clients if
if they could have just qualified for another 25,000
for another 30,000
if they could have just gotten a little bit of help
from their parents
a lot of them a lot of their parents sitting on all
all sorts of cash
and being unwilling to help for whatever reason right
the
the boomer generation has
is not proving generally speaking
and I'm not trying to make a
a statement against if
if you're a baby boomer
you might be different than this
but generally speaking
baby boomers are developing this reputation
now for hoarding stuff there's actually
there's articles being written about this
I was just reading one recently and
and they're hoarding all the stuff that they think
that their kids will want
their kids just want a house right
their kids just want a place to live
that's the that's the best way if
if you're someone that that
you know you have a kid in their late 20s
early 30s maybe even mid or
or late 30s right that
that don't have a house yet
help them out right
but this is this is the thing
that I keep seeing over and over again
not to get on off on that whole Tangent
but so many buyers they're
they're so close
so close to being able to afford what they
what they really need and
and what I mean by that is like
you know
let's say you've got a family of five and really well
let's give a better example
let's say you've got like a family of
of like six to eight and you really need four bedrooms
right you can
you can kind of squeeze into three
but you really need a fourth bedroom
you just can't afford it like
everything
that's in your budget is just three bedrooms
so you just have to settle right
that's what I keep seeing over and over
and over again and it's hard now this market
there have been some opportunities
and I've successfully gotten clients under contract it
in situations where we've been able to get
you know identify an opportunity where you know
maybe a house was on the market for a long time and
and we're able to get them to come down into the price
range that the buyers
can afford
but oftentimes that just isn't the case
because there's not a whole lot of great
inventory that's out there
there's a lot of inventory
but not a whole lot of great inventory
that's out there
and so this has been a big problem
like buyers being just out of reach financially
being able to buy the home that they would like
going back to sellers here
No. 7
I've run into this a bunch
is sellers having unrealistic expectations and beliefs
in their home value
now we've talked about this before right
sellers always think that
that their home is worth more than it really is
but in this case
I have run into multiple times that sometimes
there's just a lack of comps right
we're trying to find comparable properties to
to compare to
I have I've seen this more so than
than ever this past year
where it's like looking at comparable sales
and it's just like ugh
there just aren't any like again
trying to throw a dart at a price
you know
and trying to cut
you know I've
I've had to get some
some pre listing appraisals this year
for properties that you typically wouldn't do that for
because it was so challenging to price them
you know
typically you're only doing that for like really
really you know
expensive properties
luxury properties or real properties that that
you know have some sort of
some sort of oddity to them
I've had to do this for some cheaper properties and
and I don't like to do that right
as a real estate professional I
I have access to a lot of information
be able to assess a property value
but sometimes it's
it's hard and sellers are always going to
fill in the gap right
fill in the gap okay
there's not a lot of comps
well here's what I think my house is worth
it's worth 750,000 when you know
when it's definitely not worth more than six fifty
right you can
there within reason
you can kind of figure some things out right
but that's the kind of stuff that we're dealing with
and I
I reference before having to get pre listing appraisals
I've seen situations
where even pre listing appraisals have been
have been flawed I saw one recently where
a home that now this was more of a
a luxury listing
but it had come down like $200,000 in value
and they had gotten a pre listing
appraisal
from a good appraiser for the number that was
that it had initially listed for
and then they had to reduce about 200 grand
from that number that appraised for
so it it's
it's a really really challenging time
from the standpoint of being able to determine
home values
because the market has just done weird things
I think I've referenced this a few times on here
markets
actually picked up a little bit in the fourth quarter
in in a weird way
and that has also caused some like okay
well what does that mean
nobody really knows
necessarily
definitely mortgage rates
have come down a little bit the past few months
and that certainly has impacted some things
but there there's just a lot of
trends that are being bucked right now
a lot of and part of
one of the trends
that has dominated the housing market is
traditional trends being bucked right
that's not one of my 10 things
but that's something that we've run into
just a tremendous amount and sellers
sellers have to come into if
if you're looking to sell your home start with okay
I need to be realistic
this is not a market
where you want to overprice your home
you overprice your home you kill it
you kill your home
you kill your listing if you overprice it
no amount of marketing can fix an overpriced listing
it's impossible right
the market determines what your home is worth
not your list price your list price
doesn't determine what your home is worth
that's a common misconception that sellers think
they think that they can speak a number into the air
which it I mean
can't you just list it for 4:50
like why you're saying it's
it's only worth between 400 and 4:25
I mean let's just try 4:50 no
no it's a bad idea
I talked about this years ago
I did a whole study on what happens
when you overprice a home
it's awful
you lose tens of thousands of dollars when you do that
versus just pricing it correctly
versus pricing it cheaper
you lose tens of thousands of dollars by overpricing it
versus if you had just priced it right the first time
so please don't do that number eight
No.8 trend
contractors and realtors engaging in shady practices
as their bottom lines get hit
listen I have seen some shenanigans happening
the past few months the past few weeks
there is a lot of shenanigans happening
with contractors realtors
even appraisers weird stuff
people are being affected by this economy
mortgage lenders they've
they've been crushed more than anyone right
for a variety of reasons
refinances have more or less gone away
home equity lines of credit
have more or less gone away
a lot of
with the influx of
of new construction closings in our market
a lot of these builders have their own lenders that
you know if you don't use that lender you're
you're losing out on all these crazy incentives
and yeah
the result is when people
when people's bottom lines get hit in a negative way
they start doing shady stuff
and I have seen a lot of shady stuff
be very careful
dealing with contractors and realtors right now
in this market because they are looking to there
there not I'm not saying everyone obviously
but there are a lot of them
pulling shady stuff right now
in order to try to make a quick buck
and I'm gonna talk a little bit about this
very soon probably as early as next week
when I do my craziest stories of 2020
five episodes so make sure that you listen to that
I alluded to this one
but No. 9 is
new construction taking over
for most budget conscious buyers
this is a
this might be the biggest trend out of all of them
well probably the first one
where people moving out of Greenville
and into the surrounding counties
probably is bigger than this one
but this is close
and we've talked about this a good bit
we had a period of the year where it was cheaper to buy
new construction than it was to buy an existing home
sale now that has that inversion in the chart
it has gone back to normal
where new construction is back to being
the more expensive option which is what it should be
but it's not that much more expensive by much
and so it's just over and over and over again
people looking at all the options that they have
and concluding
why would I buy this home that's falling apart
the seller won't come down on the price
and they saying that they don't wanna do repairs
and I can buy a brand new home for $5,000 more
or for most of the years for
for most of 2025 for $5,000
$10,000 $15,000 less and they're offering me a
a 4.99% mortgage rate
when the average is
per mortgage News Daily is like 6.3 yeah
I'm gonna do that
that has been a huge trend for 2025
and I don't know if that's gonna stop anytime soon
people are people are tired of new construction
I know a very few people go into their home search
saying we really want new construction
some do but a lot of them that you know
they their
their ideal
scenario is to go into a neighborhood that has mature
trees no HOA
you know is
is in an established part of town
all of that kind of stuff
it's just too expensive right
they just can't afford what it costs to
to buy a home in those areas
and so they end up in a new construction development
and the hope you know
a lot of them hope that well
we'll get this
you know we'll
we'll stay here for a few years and then maybe we'll
we'll have enough equity and
and we'll have enough money
to be able to buy our next home
be careful I've talked to you guys about this one too
when you buy new construction
you need to
be prepared to live there for a minimum of five years
a minimum of five years for new construction
because it may not go up in value
you know
builders have even started putting into their contracts
things like
we basically we may change prices
in our community in a way that hurts your home value
they've done that I have past clients
that bought in new construction neighborhoods
and then right after they buy
prices go down
they have immediately
their home immediately goes down in value
with the rest of the neighborhood
it's insane but it happens
you've got to be prepared for that
you've got to be prepared if you buy new construction
that's not a place where you're gonna be able to
be guaranteed it's gonna
I mean you're never guaranteed
a home's gonna go up in value over any period of time
but the most likely scenario
is for this area right
this market should continue to appreciate in theory
but new construction give it at least five years
be prepared to give it at least five years
my No. 10 and final trend
that dominated the housing market in 2025 is and
and again I alluded to this one too
but activity in the upstate
bucking the usual seasonal trends
due to mortgage rates
coming down in the second half of the year
crazy crazy time this year
from the standpoint of mortgage rates right
let me pull up Mortgage News Daily
here I'll actually if you're on YouTube
if you've endured with me to this point
you deserve to see more than just my face
here on YouTube
here is a here's what I frequently look at
when I'm trying to assess
what's going on with mortgage rates
Mortgage News Daily it's a nice average of
of what rates are doing and so you can see
you know rates peaked in January of this year for
for 2025 that was the peak was January 13th again
according to Mortgage News Daily
they started to come down through April
then when all the tariffs and
and what not really started to get crazy
they they hop back up above 7%
and then basically since oh
when was this
basically since the the end of middle to end of may
they've started coming down
and they did not go below six and a half % again
per Mortgage News Daily until September
well guess what
it takes
usually six to eight weeks for buyer behaviors to
change based on mortgage rates
and change they did
once we got to that six and a/2 percent number
get it a couple of months later
here we here we are right
and I just told you that
we've seen an uptick in buyer activity
in the fourth quarter of this year
this is why
this has caused some of the usual seasonal trends
and I'm and I'm excited to see
when the November market stats come in
in a week or so
from the Great Agreement Association Realtors
what the month of November
ended up looking like cause I think we're going to see
some usual seasonality right
cause real estate is super
super duper seasonal I think
we're going to see some of the usual seasonality
not be
not follow the normal trends and
and that should be really
really interesting and again
it's all because of the rates
it's all because of the rates so
we actually went got all the way down to 6.13
yeah we've gotten down all the way to 6.13 twice
and then it's bounced back up
and and you know
one thing I heard yesterday
I heard someone say yesterday that
the the Federal Reserve is going to cut rates
and so
mortgage rates are going to continue to come down
that is not a guarantee okay
what the Federal Reserve does
doesn't directly impact mortgage rates
what does directly impact mortgage rates
is the 10 year Treasury yield
and that we can track that very closely
and oftentimes that does come down
when the Federal Reserve brings down their rates
but it doesn't always
because bond traders can disagree with the government
shocker right
investors disagree with the government if they
if they think the government is cutting rates
when it shouldn't they're not going to pump money into
into Treasuries they're not gonna do it right
if they feel like our our debt position is bad
if they feel like our economy
you know that
that we could be in a in a situation where
where debt wise or or
you know
in other ways with regard to government spending
that we're not in a good place
they could stay away from government debt altogether
and if they do that mortgage rates don't come down
now typically when the economy gets bad and it
it appears like it's worsening right now
typically that means these the
the people do start investing more in Treasuries
and that does bring down the 10 year yield
which would also bring down mortgage rates
but we're in odd times we're in very odd times
and we don't know
if any of those things are going to happen
so we'll have to wait and see
those are the 10 trends
that shaped the 2025 housing market
in Greenville
and the greater Greenville market of South Carolina
thank you guys so much for listening
like I said
I'm super excited for all my content this month
I hope you guys are excited too
thank you so much for listening
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my contact information is in the show notes
we will talk to you guys next time!