エピソード

  • Winning Winston-Salem’s 50-Day Flinch

    Winning Winston-Salem’s 50-Day Flinch
    2026/09/02
    The fall 2026 Winston-Salem shift in five and a half minutes. Teresa walks the 25.3 percent inventory surge, the 22.9 percent price-cut share, and why the 50-day mark is a negotiation window — not just a data point. Two-lane playbook: under 325K stays a seller lane; above 500K, sellers write closing checks and rate buydowns to get the deal done.
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    5 分
  • How Woolly Worms Drive Banner Elk Rentals

    How Woolly Worms Drive Banner Elk Rentals
    2026/08/25
    [AI Narration] This episode uses AI-generated narration of a script written and reviewed by Teresa Overcash, Broker in Charge, Realty ONE Group Results. A 20-minute walk through the math behind Banner Elk short-term rentals during Woolly Worm Weekend. Covers the +60% October ADR premium ($302 baseline to $500 mid-tier), the 20,000-visitor festival that hits a town of about 1,200, the dual-season ski and foliage moat that separates Banner Elk from every other North Carolina mountain town, the elevation-driven foliage timing that peaks the exact festival weekend at 3,739 feet, and the buyer compliance rules every investor needs before writing an offer — town permit, 10-guest maximum, 20-mile responsible party, and the STR ordinance rewrite still in front of Council.
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    20 分
  • The 611 Unit Reality: Why the Winston-Salem/Kernersville Headline Is Wrong

    The 611 Unit Reality: Why the Winston-Salem/Kernersville Headline Is Wrong
    2026/08/21
    [AI Narration] This episode uses AI-generated narration of a script written and reviewed by Teresa Overcash, Broker in Charge, Realty ONE Group Results. A 21-minute breakdown of the Aug 13, 2026 Winston-Salem/Forsyth County Planning Board vote and why the "611 new homes" headline is misleading. Covers the four actual projects — Universal at Pecan Lane (336 townhomes on the Kernersville edge), The New Greensboro Apartments (252 units), Rosewind Townhomes, and 360VisionBuilds — the fact that rezoning is only recommended (not final), and why first units cannot land before late 2028. Includes the seller pricing and buyer negotiation implications for Winston-Salem and Kernersville homeowners between now and 2028.
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    21 分
  • Watauga County Property Tax 2026: The Boone Rate Jump and the 2027 Reappraisal

    Watauga County Property Tax 2026: The Boone Rate Jump and the 2027 Reappraisal
    2026/08/20
    [AI Narration] This episode uses AI-generated narration of a script written and reviewed by Teresa Overcash, Broker in Charge, Realty ONE Group Results. A 21-minute walkthrough of Watauga County's FY2026-27 property tax structure: the county held its rate flat at $0.318 per $100, but Boone raised its town rate from $0.40 to $0.44 — a 10 percent hike — and Blowing Rock did the same. The countywide reappraisal effective January 1, 2027 is already underway. Covers why SB 889 does NOT apply here, what Boone and Blowing Rock owners should be modeling right now, and the exact appeal timing for the 2027 reset.
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    21 分
  • The Guilford County Property Tax Paradox: SB 889, the 2027 Reset, and What Buyers and Sellers Need to Know

    The Guilford County Property Tax Paradox: SB 889, the 2027 Reset, and What Buyers and Sellers Need to Know
    2026/08/19
    [AI Narration] This episode uses AI-generated narration of a script written and reviewed by Teresa Overcash, Broker in Charge, Realty ONE Group Results. A 21-minute walk through Senate Bill 889 (Session Law 2026-8) and the Guilford County property tax paradox: how a 0.8495 sales-assessment ratio triggered an early 2026 reappraisal, why commissioners raised the county rate to 78.95 cents per $100 on the OLDER 2022 values, how Greensboro layered on a 12.6-cent city hike to 79.85 cents, and why the 2027 reset — when frozen 2026 reappraisal values activate for six tax years through 2032 — is the number every Guilford buyer, seller, and homeowner should be underwriting right now. Covers the appeal window, the FY2028 rate scenarios, and the exact conversations to have with your lender, your CPA, and your agent this fall.
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    21 分
  • Florida to NC High Country Retirement: Year-One Surprises

    Florida to NC High Country Retirement: Year-One Surprises
    2026/08/18
    [AI Narration] This episode uses AI-generated narration of a script written and reviewed by Teresa Overcash, Broker in Charge, Realty ONE Group Results. A short-format explainer: the year-one surprises Florida retirees miss when relocating to the NC High Country — winter driving, healthcare access, property insurance, and NC tax structure.
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    2 分
  • Inherit a 3 Percent Mortgage Rate

    Inherit a 3 Percent Mortgage Rate
    2026/08/17
    [AI Narration] This episode uses AI-generated narration of a script written and reviewed by Teresa Overcash, Broker in Charge, Realty ONE Group Results. A 27-minute walk through assumable mortgages in North Carolina. On a $340,000 balance at 3.25 percent with 25 years remaining, the buyer pays $1,657 per month versus $2,187 financing new at today's 6.67 percent Freddie Mac average — $530 saved every month, roughly $290,000 in interest never paid, and the loan retired five years sooner. Covers the three assumable federal programs (VA, FHA, USDA), the honest cash trade-off between FHA 3.5 percent down and $60,000-plus locked up to cover seller equity, NCAR Form 2A6-T contract mechanics, why the standard 21-day due diligence period exposes buyer money weeks before a 60-90 day servicer approval, and the VA entitlement mechanics most veteran sellers get wrong when a civilian buyer takes over their loan.
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    28 分
  • Weaponize the North Carolina Due Diligence Window

    Weaponize the North Carolina Due Diligence Window
    2026/08/16
    [AI Narration] This episode uses AI-generated narration of a script written and reviewed by Teresa Overcash, Broker in Charge, Realty ONE Group Results. Twenty minutes on how experienced North Carolina buyers turn the Due Diligence Period from a passive inspection window into an active leverage engine. Six specific tactical plays walked through with real Triad market examples: the RPOADS NO REPRESENTATION play that reduces the Due Diligence Fee 30 to 50 percent, the 60-day market-time play that reclaims buyer leverage, the permit verification play that catches unpermitted renovations before they cost insurance and resale value, the material fact disclosure play that gets repair requests taken seriously in a way most agents never invoke, the earnest-money-softening move that lets a buyer drop the Due Diligence Fee while still signaling commitment, and the two legal windows in the NC contract where the Due Diligence Fee actually becomes refundable. Advanced tactical content from a 30-year North Carolina broker.
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    21 分