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 hit the little like button if you're watching on YouTube subscribe on whatever platform you're listening or watching on this is a good episode to watch on by the way if you have a second to pull up YouTube and as always please if you can leave a rating or a review or something like that would really appreciate if you guys could do that I wanna talk to you guys today I'm just gonna jump right in we're gonna talk about the top 10 hottest neighborhoods in the greater Greenville area now there's a few different ways to track this obviously but I went with neighborhoods the past six months and by the way I pulled this data a couple of weeks ago so it might be there might be some additional things that have happened since then but I can't control that I can I can only control what I can control at the end of the day which is that I pulled the data two weeks ago and I was gonna record it last week but I interviewed John Nolan last week and so I'm doing this episode this week but basically I looked at neighborhoods that had sold at least five homes the past the past six months and looked at days on market sold price to list price ratio sales volume slash velocity price per square foot and basically use that analysis to determine what are the hottest neighborhoods in this area and it's a very very interesting thing to look at because throughout the entire upstate there are various hot neighborhoods in a lot of different areas and so we're going to start with No. 10 if you'll just give me one second here I'm going to pull up the Multiple Listing service and you guys will be able to if you're watching you'll be able to actually see what some of these neighborhoods look like all right No.10 on the list so the top 10 hottest neighborhoods in the upstate No. 10 on the list is Wells Crossing in Seneca I'm going to share my screen real quick here so you guys can see right into the Multiple Listing Service here make sure that this is exactly the way it needs to be all right perfect while crossing in Seneca I'm just gonna show you guys what kind of the homes in this neighborhood look like but here are the things with Wells Crossing that make it particularly unique now it is a neighborhood that has some new construction in it the homes are generally between 22 and 3,000 square feet obviously newer builds in terms of the exact location we are kind of we're not we're so we're past Clemson but not quite in downtown Seneca okay so we're kind of equidistant between downtown Clemson and downtown Seneca what's unique about Wells Crossing the sample size I looked at had 22 sales so good sales numbers I didn't pull any neighborhoods that had fewer than 5 sales while crossing the average home sold in two days or fewer or I should say the median the median sold in two days or fewer that is obviously very impressive home selling very quickly now not all of them there were a few homes that sold you know there was one that took 256 days one that took 165 days but look at all these zeros now again new construction sometimes the days on market is skewed a little bit but that's still impressive on average they sold for one percent over list price with a 491,000 dollar median 1 hundred eighty five dollars a square foot so if you're looking to move to the Clemson slash Seneca area this could be an interesting neighborhood to look at it's a very hot one so just be prepared that it might be a little too hot to handle and you might and you might find yourself competing with some other people when it comes to this home or to the homes in that neighborhood let's look at No. 9 No. 9 is gonna be the reserve at Livingston Park this isn't easily let me pull these up real quick I'll tell you guys where this neighborhood is alright I'm gonna make sure that I'm actually telling you the correct thing alright this neighborhood is just southeast of downtown easily not quite as far south as the sports complex the JBO and Sports Complex okay this is also a neighborhood with a that that's mostly new construction that's sold in this area DRB is the builder for this neighborhood and again days on market zero days on market okay and a lot of that has to do and that's on median a lot of this has to do with the fact that that we're dealing mostly with new construction but again they have some spec homes on here as well that they've included not everything is zero days on market they have just been selling really really well easily is hotter than people realize a lot of people don't realize just how hot easily is right now that's something to keep in mind had a a total of 30 closings in six months that's quite a bit okay these builders can they can crank out these homes but 30 closings in six months that's a lot of closings so that so DRB was really crank cranky these homes out for that one a 393,000 dollar median price point that's obviously you know for the easily area that that's pretty high right even for the greater Greenville area that's well above the median where we've been sitting around 3:15 to 3:20 so we've got Seneca we've got easily we're kind of on the west side right we're kind of in what would be considered western upstate that's where we've been up to this point now we're going to go way on the other side of the upstate to Ransdell Point in Spartanburg 16 sales over six month period of time these are townhomes and I'll show you guys where these are these are if you're looking at a map if you're looking at Google Maps you will see east of downtown Spartanburg it says Zion Hill I I don't think that people really call it that very much but it's basically in that general area and you can if you're looking on YouTube you can kind of see what these townhomes look like again these are these are also DRB so DRB kind of cleaning up on this list so far but good looking townhomes priced at an affordable level 230,000 dollar medium price point that's a you know a fan fantastic buy especially if you if you work in that Spartanburg area great first time home buyer product these townhomes as a lot of these modern townhomes now have they have garages now I'm not seeing in any of these any 2 car garages it just seems like mostly single car garages some of the townhomes these days are including the 2 car garages but the single car garage works at this price point right these are selling for on average 3.8% over what they're listed for and only staying on the market for 29 days on median those are very very strong numbers right 3.8% over list price we're not seeing a whole lot of that happening right now but again new construction that that tells me that people are looking at these homes and they're saying you know what I don't care what it's listed for I wanna go ahead and buy it and maybe they even add some upgrades in there in order to in order to you know have a nicer home even if it costs a little bit more money so they price that one at a point that people were willing to go in and do upgrades in order to make the home even nicer No. 7 on the list Augusta Road Augusta Road obviously now we're in Greenville County for the first time right we're finally in Greenville County here and if you know the Augusta Road area it's obviously got some of the more exclusive parts of Greenville County in it 35 closed sales over the period of time that I looked at this 12 days on market median with a 750,000 dollar medium price point three hundred eighty eight dollars a square foot that's the highest of the ones that we're looking at here and I've got a sneeze coming and it may have gone away for just a second we'll see if it we'll see if it comes back there's a podcast I listen to that the host would always sneeze for the longest time and he had a co host and the co host would always be like up he's sneezing and then the co host would take over well what's interesting is he and the co host had kind of a bit of a split and after the split the guy stopped sneezing and I don't know why I'm very I'm very intrigued by it but Augusta Road the highest price per square foot price point of any of these neighborhoods that we're looking at and in case you don't know exactly where Augusta Road is which I think most of you will but the general Augusta Road area once you get kind of near Greenville Tech and West Faris and all of that that's where and of course Augusta Street that goes straight through that's where you start to see some of some of the Augusta Road area now you know we've got kind of Pleasant Valley in here the it's kind of an amorphous area this is a a classic one here I'm looking at 2 13 west Farris road right by Augusta Circle Elementary School that would be kind of like your classic area of Augusta Road and so you can kind of get a sense of that but a lot of these are more established homes these are not new construction right most of these are much older homes a lot of homes that have been added on to multiple times every now and then will there will be a some newer construction in the area but for the most part these are going to be older homes that are just in a very very hot area and that is what the Augusta Road area is next up we've got Silo Ridge we're going to Anderson County now Silo Ridge this is another DRB community and guess what it looks exactly like Ransdell Point in Spartanburg that we just looked at DRB just cleaning up right now if you want to know what part of Anderson we're talking about we're just north of downtown Anderson right off of Highway 81 if you're looking at Google Maps you'll see white oaks and it's just north of that area labeled as White Oaks on Google Maps this is very similar to the one in Spartanburg that we talked about at there at Ransdell Point a median of 24 days on market selling for on average three and a half percent over list price with a medium price point a little bit higher than the Spartanburg 1 279,000 dollar median but the exact same townhome product that we just looked at with the single car garage and you know this is what a lot of people find themselves doing is you know they're not able to afford anything except for townhomes and so they end up in in these townhomes and you know the those are that's great if you're just trying to stop the rent cycle and stop having to you're really wanting to stop having to pay someone else to not take care of your home and all of that buying a town home can be a great kind of low maintenance option they don't appreciate to the level that that single family detached homes do but they if you hold on to them long enough they should appreciate in some way assuming that you made a good purchase on the front end didn't overprice on the front end or didn't purchase it overpriced on the front end No. 5 we're going to go to Piedmont to Saluda Crossing where DRB yet again with their townhome community just mopping up are you noticing a theme here are you noticing a theme if you are an investor maybe consider competing with DRB on some of these things right you might be able to find a niche making these townhomes if you can get them approved which is hard to do these days because everyone's angry about them but this is just west of downtown Piedmont right off of Highway 86 and again they all look exactly the same townhomes with those single car garages and these are selling 10 days on market 3.2% over list price with a 242,000 dollar median so priced in between the exact same neighborhoods that they did in Anderson and Spartanburg they price those at Saluda Crossing they're in Piedmont right in between those two and I you know Piedmont I get questions about Piedmont Piedmont's an interesting area there are plans for downtown Piedmont that I think could be very exciting but there's a lot of interesting things in the greater Piedmont area and of course you know there's Powdersville which is very popular area there's some schools around there that are really popular as well I've got a listing in Piedmont right now it's getting a lot of traction and so you know at some point that downtown ish Piedmont area where the where the Saluda goes through and what not I believe it's going to really be revitalized there's a lot of plans for that and I'm excited to see that alright No. 4 No. 4 hottest market in the greater Greenville area Cedar Gap we're moving away from DRB and onto Dr Horton which is not the same builder and now we're in Fountain Inn right off of 4 18 just west of downtown fountain west of 3 85 see their gap had a whopping 57 closings over the over the course of the sample size the six month sample size that I pulled these are not town homes though these are single family detached homes and mostly new construction but there are a few in the sample size that were that were resales and they sold so 57 closings sold on average in 41 days and actually I think that's the median 41 days on market three hundred ten thousand dollar medium price point that's a great price point right we've been talking about how the medium as a whole for the greater Greenville area is more like 3 15 3 20 so the medium for brand a brand new home 3 10 we've been talking about that a lot right how the how the builders have been just absolutely dominating because they've been able to undercut everyone else and in terms of sold price to list price ratio sold for a little bit below list price point 3% but that's negligible right the average in the greater Greenville area is at homes sell for about 2% lower than list price so if you're above that you're doing quite well so that's Cedar Gap in Fountain Inn now we're gonna go back to Piedmont and look at the Wood Glen neighborhood which had 47 sales over the sample size that I pulled here this is also Dr Horton you're going to notice the homes look very similar to the Cedar Gap neighborhood that we just looked at and these are also in the very similar area to the Piedmont neighborhood that we just looked at that was just west of downtown Piedmont just off of Highway 86 except this one's north of 86 versus south of 86 and Wood Glen the median was 25 days on market they sold for point six % over list price with a 362,000 dollar median so that's very interesting right and I'm gonna scroll through whoops press the wrong button there I'm gonna scroll through these homes these homes are extremely similar to what we just looked at in Cedar Gap a lot of them look almost identical they look like they're pretty much the same size as Cedar Gap but they're selling for on average $52,000 more and again why is that location OK and it might be counter intuitive to some people that the Piedmont location can sell for a higher price point than Fountain Inn but Piedmont is again you know you we got access to several major highways that can get you right if you're working in downtown Greenville or if you're going to Powdersville or whatever the case may be it's a little bit quicker now Fountain Inn has access to 3 85 and what not so Fountain Inn is no slouch either from that standpoint but it's very interesting that Dr Horton found that they can price homes in Piedmont more expensive than they can in Fountain Inn but we're gonna go to our number two hottest neighborhood in the upstate and we're going back to Fountain Inn to Durban Meadows this is another Dr Horton community and Durban Meadows so again DRB and Dr Horton just dominating just dominating these stats right now German Meadows had the most sales of any neighborhood that I pulled here and if you're curious where it is this one is now East of downtown Fountain Inn not too far off of Durban Road not to be surprised that's one of the major thoroughfares that kind of connects into you know east of Fountain Inn into downtown Fountain Inn and Durban Meadows the most closings of any neighborhood that that I pulled here 68 closings a medium price point of 311,000 sold for only half a percent point below list price and 64 days on market which that's about average on median that the median of 64 days on market is about normal I should say that way I won't say average it's about normal for the greater Greenville area right now and again these look awfully similar to some of the other homes that we've just been looking at right we've looked at three straight three straight Dr Horton neighborhoods all these homes look exactly the same but the price points vary so you can go to Cedar Gap do you want to be on the west side of fountain in you can buy a Dr Horton home there for a 3 10 median or you can go east of fountain in to Durban Meadows and buy a home for 311,000 on median and so this is where you know I've been telling you guys again new construction is crushing everything right now and you're seeing exactly that showing up in the data that I pulled all right last but not least the No. 1 hottest neighborhood in the upstate Echo Grove where else but Travelers Rest we really hit a good variety here and that was not I did not intentionally do that in fact I ran this through a model that that helped me to identify what the hottest neighborhoods were and Echo Grove it just automatically came it automatically came up with this with this variety and just really wowed me with the fact that OK we've got hot neighborhoods all across the upstate it's not just concentrated in one specific area and Echo Grove pull this up here new construction but these are give me one second here I'm gonna try to see okay these are custom new construction I'm just double checking something here yeah welcome to Echo Grove a premiere new home community just 5 minutes from charming downtown TR no surprise no surprise right downtown TR very very popular right now and so again this is all new construction not with one of these production you know mega production builders like DRB or Dr Horton you know national builders this is with Pine Stone Builders a much smaller builder maybe more interesting to some people that that want to avoid the big national builders but zero days on market was the median for these homes they sold on average for 7% over list price with a median price point of 711,000 and $313 a square foot and this is a sneaky thing about Travelers Rest right now something that people need to understand that I think I think a lot of people don't fully comprehend right now is that TR is quickly becoming if it hasn't already become the most expensive place to live in the upstate and that's a variety of a lot of things right you've got the mountains not too far to the north you've got the Swamp Rabbit Trail that that basically starts in TR or ends in TR depending on how you look at it you got all those cute shops and great little restaurants there on main street and it's not an over it's not an area that feels overdeveloped right you've got neighborhoods like this Echo Grove neighborhood has it's one of the hottest neighborhoods in the upstate but it's only sold seven homes in six months as opposed to you know we just talked about Durban Meadows has 68 closings in in six months that's a huge neighborhood right and so you know given two choices everyone would prefer a smaller neighborhood versus a larger neighborhood now the only factor being you know whether there's like neighborhood amenities like pools pickleball courts all of that stuff sometimes that's you know a variable that you have to account for some people are looking for those things but most people just prefer that smaller neighborhood feel over the alternative and so echo the Grove and a lot of other neighborhoods in TR are providing that so there you go a at a variety of price points in a variety of locations there you have the 10 hottest neighborhoods in the greater Greenville area I'll probably be doing this exercise more often in the future and you know I I think the main thing that I as a person analyzing this data concluded was that again new construction at all price points is the game right now okay it is the game now that's not to say that if you're a buyer that you should be looking for new construction most buyers don't start off looking for new construction usually they just end there once they realize what the options are and all the incentives that that the builders are giving to buy these new construction homes you know closing cost incentives rate buy downs things of that nature but beyond that people would prefer to buy an existing home and if you can buy an existing home there's a simplicity to that often times it's kind of nice but a lot of great new construction options out there at various price points and a lot of different locations so if you're interested in any of that let me know if you have any questions about any of this data let me know my contact information is in the show notes and if you enjoy this content please subscribe make sure you don't miss future content like rate review all of those good things and we will talk to you guys again next time!