Realty One Group Results - owner Kirk/Teresa T Overcash, 302 C South Stratford Road, Winston-Salem, NC (2026)

06/05/2026

⚖️ 𝗧𝗿𝗶𝗮𝗱 𝗯𝘂𝘆𝗲𝗿𝘀 — 𝗶𝗻 𝗡𝗖, 𝗬𝗢𝗨 𝗴𝗲𝘁 𝘁𝗼 𝗽𝗶𝗰𝗸 𝘁𝗵𝗲 𝗰𝗹𝗼𝘀𝗶𝗻𝗴 𝗮𝘁𝘁𝗼𝗿𝗻𝗲𝘆. 𝗡𝗼𝘁 𝘁𝗵𝗲 𝘀𝗲𝗹𝗹𝗲𝗿. 𝗡𝗼𝘁 𝘁𝗵𝗲 𝗹𝗲𝗻𝗱𝗲𝗿. 𝗬𝗢𝗨.

📋 𝗡𝗖𝗥𝗘𝗖 𝗙𝗼𝗿𝗺 𝟮-𝗧 𝗽𝗮𝗿𝗮𝗴𝗿𝗮𝗽𝗵 𝟰(𝗱) makes it explicit — the buyer designates the closing attorney unless the contract specifically states otherwise.

⚠️ Most NC buyers don't know this. They let the listing agent recommend "their" attorney, then wonder why title issues get glossed over and the Closing Disclosure shows up 6 hours before closing instead of 3 days early.

💰 𝗧𝗥𝗜𝗔𝗗 𝗖𝗟𝗢𝗦𝗜𝗡𝗚 𝗔𝗧𝗧𝗢𝗥𝗡𝗘𝗬 𝗙𝗘𝗘𝗦 𝟮𝟬𝟮𝟲:

🏛️ Greensboro: $675-$950 (45+ firms)
🏛️ Winston-Salem: $650-$925 (40+ firms)
🏛️ High Point: $700-$1,000 (22 firms)
🏛️ Kernersville: $675-$975 (14 firms)
🏛️ Clemmons: $650-$950 (9 firms)

🛒 𝗦𝗵𝗼𝗽 𝟯 𝗮𝘁𝘁𝗼𝗿𝗻𝗲𝘆𝘀 = 𝘀𝗮𝘃𝗲 $𝟮𝟬𝟬-$𝟰𝟬𝟬

🏔️ 𝗪𝗶𝗹𝗸𝗲𝘀 & 𝗛𝗶𝗴𝗵 𝗖𝗼𝘂𝗻𝘁𝗿𝘆 (premium for rural title complexity):
🏛️ Wilkesboro: $750-$1,100 (heir property, family land splits)
🏛️ Boone/Blowing Rock: $850-$1,200 (mountain easements)
🏛️ Banner Elk/Beech Mtn: $900-$1,300 (HOA docs, resort title)
🏛️ West Jefferson/Ashe: $775-$1,100 (timber + mineral rights)

⚠️ 𝟱 𝗕𝗨𝗬𝗘𝗥 𝗠𝗜𝗦𝗧𝗔𝗞𝗘𝗦 𝗧𝗛𝗔𝗧 𝗖𝗢𝗦𝗧 𝗧𝗛𝗢𝗨𝗦𝗔𝗡𝗗𝗦:

❌ 1. 𝗟𝗲𝘁𝘁𝗶𝗻𝗴 𝘁𝗵𝗲 𝗹𝗶𝘀𝘁𝗶𝗻𝗴 𝗮𝗴𝗲𝗻𝘁 𝗽𝗶𝗰𝗸 — their attorney watches title for THEIR benefit
❌ 2. Assuming the lender picks — almost never for conventional/FHA/VA/USDA
❌ 3. 𝗖𝗵𝗲𝗮𝗽𝗲𝘀𝘁 𝘄𝗶𝘁𝗵𝗼𝘂𝘁 𝗰𝗵𝗲𝗰𝗸𝗶𝗻𝗴 𝘁𝘂𝗿𝗻𝗮𝗿𝗼𝘂𝗻𝗱 — $200 cheaper but 35 days vs 25 = 𝗿𝗮𝘁𝗲 𝗹𝗼𝗰𝗸 𝗲𝘅𝘁𝗲𝗻𝘀𝗶𝗼𝗻 $𝟱𝟬𝟬-$𝟭,𝟱𝟬𝟬
❌ 4. Skipping the 𝟯-𝗯𝘂𝘀𝗶𝗻𝗲𝘀𝘀-𝗱𝗮𝘆 𝗖𝗗 𝗿𝗲𝘃𝗶𝗲𝘄 — errors caught here save $𝟰𝟬𝟬-$𝟭,𝟮𝟬𝟬
❌ 5. Not shopping title insurance — owners policy varies 𝟭𝟱-𝟯𝟬% across First American, Stewart, Old Republic, Chicago Title

🎯 𝗛𝗢𝗪 𝗧𝗢 𝗖𝗛𝗢𝗢𝗦𝗘 𝗧𝗛𝗘 𝗥𝗜𝗚𝗛𝗧 𝗔𝗧𝗧𝗢𝗥𝗡𝗘𝗬:

✅ 𝗣𝗶𝗰𝗸 𝗕𝗘𝗙𝗢𝗥𝗘 𝘀𝗶𝗴𝗻𝗶𝗻𝗴 𝘁𝗵𝗲 𝗼𝗳𝗳𝗲𝗿
✅ 𝟮𝟬𝟬+ residential closings per year
✅ In-house title search staff (avoids 5-10 day delays)
✅ Closing coordinator returns calls SAME DAY
✅ Itemized written quote within 24 hours
✅ CD posted 3+ business days early
❌ Avoid commercial/litigation attorneys dabbling in residential

💡 𝗙𝗼𝗿𝗺 𝟮-𝗧 𝗽𝗮𝗿𝗮𝗴𝗿𝗮𝗽𝗵 𝟰(𝗱) has a 𝗱𝗲𝘀𝗶𝗴𝗻𝗮𝘁𝗶𝗼𝗻 𝗹𝗶𝗻𝗲. 𝗙𝗶𝗹𝗹 𝗶𝘁 𝗶𝗻. Skipping = default to the listing agent's preferred firm.

📋 Full closing attorney guide:
https://www.homesintriadnc.com/blog/nc-closing-attorney-choice-buyers-right-2026-triad-wilkes-fee-comparison

📞 Call/Text 336-262-3111 — I work with a vetted short list of Triad, Wilkes, and High Country closing attorneys who deliver itemized quotes in 24 hrs, return calls same day, and post the CD 3 days early

Teresa Overcash | Broker/Owner | NCREC Instructor | CLHMS | 30 Years | 10,000+ NC Closings
Realty ONE Group Results

06/04/2026

🏗️ 𝗧𝗿𝗶𝗮𝗱 𝗯𝘂𝘆𝗲𝗿𝘀 — 𝗶𝗳 𝘆𝗼𝘂'𝗿𝗲 𝗯𝘂𝘆𝗶𝗻𝗴 𝗻𝗲𝘄 𝗰𝗼𝗻𝘀𝘁𝗿𝘂𝗰𝘁𝗶𝗼𝗻 𝘁𝗵𝗶𝘀 𝘀𝘂𝗺𝗺𝗲𝗿, 𝘆𝗼𝘂 𝗡𝗘𝗘𝗗 𝘁𝗼 𝘂𝗻𝗱𝗲𝗿𝘀𝘁𝗮𝗻𝗱 𝘁𝗵𝗲 𝟭-𝟮-𝟭𝟬 𝘄𝗮𝗿𝗿𝗮𝗻𝘁𝘆.

The standard NC builder warranty is 𝟭-𝟮-𝟭𝟬:

🔧 𝗬𝗲𝗮𝗿 𝟭 = 𝗪𝗼𝗿𝗸𝗺𝗮𝗻𝘀𝗵𝗶𝗽 (drywall, paint, cabinets, door/window) — fixes $𝟯𝟬𝟬-$𝟮,𝟱𝟬𝟬
⚙️ 𝗬𝗲𝗮𝗿𝘀 𝟭-𝟮 = 𝗦𝘆𝘀𝘁𝗲𝗺𝘀 (HVAC, plumbing, electrical) — fixes $𝟭,𝟱𝟬𝟬-$𝟴,𝟬𝟬𝟬
🏠 𝗬𝗲𝗮𝗿𝘀 𝟯-𝟭𝟬 = 𝗦𝘁𝗿𝘂𝗰𝘁𝘂𝗿𝗮𝗹 (load-bearing failure, foundation, framing) — fixes $𝟭𝟱𝗞-$𝟴𝟬𝗞+

⭐ 𝗧𝗛𝗘 𝗖𝗥𝗜𝗧𝗜𝗖𝗔𝗟 𝗗𝗘𝗧𝗔𝗜𝗟: Most NC builders use 𝟮-𝟭𝟬 𝗛𝗼𝗺𝗲 𝗕𝘂𝘆𝗲𝗿𝘀 𝗪𝗮𝗿𝗿𝗮𝗻𝘁𝘆 (HBW) or RWC — both 𝗯𝗮𝗰𝗸𝗲𝗱 𝗯𝘆 𝘁𝗵𝗶𝗿𝗱-𝗽𝗮𝗿𝘁𝘆 𝗶𝗻𝘀𝘂𝗿𝗮𝗻𝗰𝗲. If the builder goes out of business in year 3, the warranty company 𝗦𝗧𝗜𝗟𝗟 𝗛𝗢𝗡𝗢𝗥𝗦 structural coverage through year 10. 𝗦𝗲𝗹𝗳-𝘄𝗮𝗿𝗿𝗮𝗻𝘁𝗶𝗲𝘀 = your coverage dies with the builder.

📅 𝗧𝗛𝗘 𝟭𝟭-𝗠𝗢𝗡𝗧𝗛 𝗪𝗔𝗟𝗞𝗧𝗛𝗥𝗢𝗨𝗚𝗛 𝗜𝗦 𝗧𝗛𝗘 𝗢𝗡𝗘 𝗧𝗛𝗔𝗧 𝗠𝗔𝗧𝗧𝗘𝗥𝗦 𝗠𝗢𝗦𝗧.

Show up with a 𝗳𝗹𝗮𝘀𝗵𝗹𝗶𝗴𝗵𝘁, a 𝗻𝗼𝘁𝗲𝗽𝗮𝗱, and a critical eye. 𝗔𝗻𝘆𝘁𝗵𝗶𝗻𝗴 𝗶𝗻 𝘄𝗿𝗶𝘁𝗶𝗻𝗴 𝗶𝘀 𝗰𝗼𝘃𝗲𝗿𝗲𝗱. Anything discovered in month 13? Typically NOT.

🔍 𝟰 𝗖𝗛𝗘𝗖𝗞𝗦 𝗕𝗘𝗙𝗢𝗥𝗘 𝗖𝗟𝗢𝗦𝗜𝗡𝗚:

✅ 1. 𝗜𝗻𝘀𝘂𝗿𝗮𝗻𝗰𝗲 𝗯𝗮𝗰𝗸𝗶𝗻𝗴 → 2-10 HBW or RWC, NOT a self-warranty
✅ 2. 𝗥𝗲𝗴𝗶𝘀𝘁𝗿𝗮𝘁𝗶𝗼𝗻 → policy # + confirmation email AT CLOSING (not "we'll mail it later")
✅ 3. 𝗧𝗿𝗮𝗻𝘀𝗳𝗲𝗿𝗮𝗯𝗶𝗹𝗶𝘁𝘆 → transfers to next owner through 10-year structural period
✅ 4. 𝗗𝗶𝘀𝗽𝘂𝘁𝗲 𝗿𝗲𝘀𝗼𝗹𝘂𝘁𝗶𝗼𝗻 → read the arbitration clause; some STRIP your right to sue in NC courts

📋 𝗙𝗜𝗟𝗜𝗡𝗚 𝗔 𝗖𝗟𝗔𝗜𝗠 (𝘀𝗲𝗾𝘂𝗲𝗻𝗰𝗲 𝗺𝗮𝘁𝘁𝗲𝗿𝘀):

1️⃣ Document — photo, video, date stamp, written description
2️⃣ 𝗡𝗼𝘁𝗶𝗳𝘆 𝗶𝗻 𝘄𝗿𝗶𝘁𝗶𝗻𝗴 𝘄𝗶𝘁𝗵𝗶𝗻 𝟯𝟬 𝗱𝗮𝘆𝘀 — reference policy #
3️⃣ Let builder inspect FIRST — 𝗯𝘂𝘁 𝗗𝗢 𝗡𝗢𝗧 𝘀𝗶𝗴𝗻 𝗿𝗲𝗹𝗲𝗮𝘀𝗲 𝗹𝗮𝗻𝗴𝘂𝗮𝗴𝗲
4️⃣ Escalate to warranty company if denied — independent inspector report CONTROLS outcome

⚠️ 𝗡𝗢𝗧 𝗖𝗢𝗩𝗘𝗥𝗘𝗗:
❌ Appliances (manufacturer warranty only)
❌ Foundation cracks under 𝟭/𝟰 inch (normal settling)
❌ Landscaping, sod, trees
❌ Owner modifications + upgrades
❌ Weather damage (homeowners insurance)

📍 𝗧𝗥𝗜𝗔𝗗 𝗕𝗨𝗜𝗟𝗗𝗘𝗥 𝗡𝗢𝗧𝗘𝗦:
🏘️ National (D.R. Horton, Lennar, Pulte, Meritage) = standardized 2-10 HBW or RWC
🏰 Custom/semi-custom Triad builders sometimes negotiate STRONGER terms, especially on luxury homes in 𝗦𝘂𝗺𝗺𝗲𝗿𝗳𝗶𝗲𝗹𝗱, 𝗢𝗮𝗸 𝗥𝗶𝗱𝗴𝗲, 𝗞𝗲𝗿𝗻𝗲𝗿𝘀𝘃𝗶𝗹𝗹𝗲/𝗖𝗹𝗲𝗺𝗺𝗼𝗻𝘀

⚠️ Always ask for the ACTUAL policy document — not a brochure.

📋 Full builder warranty guide:
https://www.homesintriadnc.com/blog/nc-new-construction-builder-warranty-1-2-10-explained-2026-triad-buyer

📞 Call/Text 336-262-3111 — I review the warranty paperwork BEFORE you sign (30 yrs + hundreds of new construction closings)

Teresa Overcash | Broker/Owner | NCREC Instructor | CLHMS | 30 Years | 10,000+ NC Closings
Realty ONE Group Results

06/03/2026

🏡 𝗧𝗵𝗲 𝗯𝗶𝗴𝗴𝗲𝘀𝘁 𝗺𝘆𝘁𝗵 𝗶𝗻 𝗡𝗖 𝗿𝗲𝗮𝗹 𝗲𝘀𝘁𝗮𝘁𝗲: 𝗨𝗦𝗗𝗔 𝗹𝗼𝗮𝗻𝘀 𝗮𝗿𝗲 𝗳𝗼𝗿 𝗳𝗮𝗿𝗺𝗲𝗿𝘀. 𝗧𝗵𝗲𝘆 𝗮𝗿𝗲 𝗡𝗢𝗧.

𝗭𝗘𝗥𝗢 𝗗𝗢𝗪𝗡 financing on homes in rural + small-town NC. Cash to close on a $300K home: 𝗨𝗡𝗗𝗘𝗥 $𝟯,𝟬𝟬𝟬. Income limits up to $𝟭𝟲𝟱𝗞 for a family of 4.

✅ 𝟯 𝗥𝗘𝗔𝗦𝗢𝗡𝗦 𝗨𝗦𝗗𝗔 𝗕𝗘𝗔𝗧𝗦 𝗙𝗛𝗔:
🔸 𝗭𝗲𝗿𝗼 𝗱𝗼𝘄𝗻 (FHA is 3.5%)
🔸 𝗟𝗼𝘄𝗲𝗿 𝗠𝗜 (USDA 0.35% vs FHA 0.55% annual)
🔸 𝗥𝗮𝘁𝗲𝘀 𝟬.𝟭𝟮𝟱-𝟬.𝟮𝟱% 𝗯𝗲𝗹𝗼𝘄 𝗰𝗼𝗻𝘃𝗲𝗻𝘁𝗶𝗼𝗻𝗮𝗹 (government guarantee)

🗺️ 𝗡𝗖 𝗖𝗢𝗨𝗡𝗧𝗜𝗘𝗦 𝗧𝗛𝗔𝗧 𝗤𝗨𝗔𝗟𝗜𝗙𝗬:

🟢 𝗪𝗶𝗹𝗸𝗲𝘀 — 𝗘𝗡𝗧𝗜𝗥𝗘 𝗰𝗼𝘂𝗻𝘁𝘆 (Wilkesboro, N. Wilkesboro, Ronda, Elkin, Moravian Falls)
🟢 𝗔𝘃𝗲𝗿𝘆 — 𝗘𝗡𝗧𝗜𝗥𝗘 𝗰𝗼𝘂𝗻𝘁𝘆 (Banner Elk, Beech Mtn, Linville)
🟢 𝗔𝘀𝗵𝗲 — 𝗘𝗡𝗧𝗜𝗥𝗘 𝗰𝗼𝘂𝗻𝘁𝘆 (West Jefferson, Todd)
🟢 Watauga: Boone, Blowing Rock, Valle Crucis
🟢 Yadkin: Yadkinville, Boonville, Jonesville
🟢 Davie: Mocksville, Advance
🟢 Stokes: King, Walnut Cove, Danbury
🟢 Surry: Mount Airy, Pilot Mountain
🟢 Davidson: Welcome, Midway, Tyro
🟢 Forsyth: Pfafftown, Tobaccoville, Rural Hall (𝗡𝗢𝗧 WS/Clemmons/Kernersville)
🟢 Guilford: Stokesdale, Summerfield, Pleasant Garden (𝗡𝗢𝗧 most of Gboro/HP)

📍 𝗩𝗲𝗿𝗶𝗳𝘆 𝗮𝗻𝘆 𝘀𝗽𝗲𝗰𝗶𝗳𝗶𝗰 𝗽𝗿𝗼𝗽𝗲𝗿𝘁𝘆: eligibility.sc.egov.usda.gov

💰 𝟮𝟬𝟮𝟲 𝗜𝗡𝗖𝗢𝗠𝗘 𝗟𝗜𝗠𝗜𝗧𝗦 (𝗳𝗮𝗺𝗶𝗹𝘆 𝗼𝗳 𝟭-𝟰):
🔸 Standard non-metro: $𝟭𝟮𝟬,𝟲𝟱𝟬
🔸 Metro-adjusted (eligible Forsyth/Guilford): $𝟭𝟰𝟰,𝟱𝟬𝟬
🔸 High-cost (some Watauga tracts): $𝟭𝟲𝟱,𝟬𝟬𝟬

⚠️ Income = gross income of 𝗔𝗟𝗟 𝗮𝗱𝘂𝗹𝘁𝘀 in household (even if not on loan). Roommates + adult children with W-2 INCLUDED.

🧮 𝗖𝗔𝗦𝗛 𝗧𝗢 𝗖𝗟𝗢𝗦𝗘 𝗢𝗡 $𝟯𝟬𝟬𝗞 𝗛𝗢𝗠𝗘:

✅ Down payment: $𝟬
✅ Guarantee fee (1.0%): $3K → 𝗿𝗼𝗹𝗹𝗲𝗱 𝗶𝗻𝘁𝗼 𝗹𝗼𝗮𝗻
✅ Annual fee (0.35%): $87/mo
✅ Earnest money: $1K-$3K (applied at close)
✅ DD fee: $500-$2,500 (credited at close)
✅ Closing costs: $5,500-$7,500 (𝘀𝗲𝗹𝗹𝗲𝗿 𝗳𝘂𝗻𝗱𝘀 𝘂𝗽 𝘁𝗼 𝟲%)
💎 𝗕𝗨𝗬𝗘𝗥 𝗖𝗔𝗦𝗛: 𝗨𝗡𝗗𝗘𝗥 $𝟯,𝟬𝟬𝟬

🗣️ Angie Wilmoth, Glory Mortgage Partner (May 2026): "𝗨𝗦𝗗𝗔 𝗳𝗶𝗻𝗮𝗻𝗰𝗶𝗻𝗴 𝗿𝗲𝗺𝗮𝗶𝗻𝘀 𝘁𝗵𝗲 𝗹𝗼𝘄𝗲𝘀𝘁-𝗳𝗿𝗶𝗰𝘁𝗶𝗼𝗻 𝗽𝗮𝘁𝗵 𝘁𝗼 𝗵𝗼𝗺𝗲𝗼𝘄𝗻𝗲𝗿𝘀𝗵𝗶𝗽. 𝗤𝘂𝗮𝗹𝗶𝗳𝗶𝗲𝗱 𝗯𝘂𝘆𝗲𝗿𝘀 𝘄𝗮𝗹𝗸 𝗶𝗻 𝗳𝗼𝗿 𝗿𝗼𝘂𝗴𝗵𝗹𝘆 𝘁𝗵𝗲 𝗰𝗼𝘀𝘁 𝗼𝗳 𝘁𝘄𝗼 𝗺𝗼𝗻𝘁𝗵𝘀 𝗼𝗳 𝗿𝗲𝗻𝘁."

🎯 𝗨𝗦𝗗𝗔 𝗜𝗦 𝗕𝗨𝗜𝗟𝗧 𝗙𝗢𝗥:
1️⃣ First-time buyer with no savings (credit 640+)
2️⃣ Boone/Banner Elk relocator moving for App State, healthcare, remote work
3️⃣ Wilkes investor pivoting to owner-occupied

📋 Full USDA buyer guide:
https://www.homesintriadnc.com/blog/nc-usda-loan-2026-income-limits-county-map-triad-wilkes-high-country

📞 Call/Text 336-262-3111 — 30 years NC + vetted USDA-fluent lender team (𝗔𝗻𝗴𝗶𝗲 𝗪𝗶𝗹𝗺𝗼𝘁𝗵 at Glory Mortgage closes USDA daily)

Teresa Overcash | Broker/Owner | NCREC Instructor | CLHMS | 30 Years | 10,000+ NC Closings
Realty ONE Group Results

06/02/2026

Moving is stressful enough. Figuring out a new city shouldn't be.

I put together a free Triad Relocation Checklist to help make your move a little easier—whether you're coming from across the country or just a few hours away.

Comment TRIAD and I'll send it over.

Meme Graphic Text:

MOVING TO THE TRIAD?

Before you pack another box...

✔ Compare communities
✔ Transfer utilities
✔ Research schools
✔ Create a moving timeline
✔ Reduce relocation stress

FREE TRIAD RELOCATION CHECKLIST

Teresa Overcash
Realty ONE Group Results
336-262-3111

06/02/2026

☀️ 𝗦𝘂𝗺𝗺𝗲𝗿 𝟮𝟬𝟮𝟲 𝗶𝘀 𝘁𝗵𝗲 𝗯𝗲𝘀𝘁 𝗯𝘂𝘆𝗲𝗿 𝘄𝗶𝗻𝗱𝗼𝘄 𝗶𝗻 𝘁𝗵𝗲 𝗧𝗿𝗶𝗮𝗱 𝗶𝗻 𝟯 𝘆𝗲𝗮𝗿𝘀. 𝗛𝗲𝗿𝗲'𝘀 𝗵𝗼𝘄 𝘁𝗼 𝘂𝘀𝗲 𝗶𝘁.

📊 𝗧𝗛𝗘 𝗦𝗛𝗜𝗙𝗧 (2025 vs 2026):

📈 Sellers offering concessions: 𝟯𝟬% → 𝟰𝟬%
⏱️ Triad DOM: 22 → 𝟯𝟴 𝗱𝗮𝘆𝘀
📈 Active listings: 4,450 → 4,950
📊 Multi-offer frequency: 1 in 2 → 1 in 3
📉 Sale-to-list: 100.2% → 𝟵𝟵.𝟬%
💰 30-yr mortgage: 𝟲.𝟱𝟯% (Freddie Mac May 28)

🎯 𝟱 𝗕𝗨𝗬𝗘𝗥 𝗠𝗢𝗩𝗘𝗦 𝗙𝗢𝗥 𝗦𝗨𝗠𝗠𝗘𝗥 𝟮𝟬𝟮𝟲:

1️⃣ 𝗙𝘂𝗹𝗹 𝗹𝗲𝗻𝗱𝗲𝗿 𝗰𝗼𝗺𝗺𝗶𝘁𝗺𝗲𝗻𝘁 (not just pre-approval) — 48-hour turnaround on clean files

2️⃣ 𝗟𝗼𝗰𝗸 𝘁𝗵𝗲 𝗿𝗮𝘁𝗲, 𝗮𝘀𝗸 𝘀𝗲𝗹𝗹𝗲𝗿 𝗳𝗼𝗿 𝟮-𝟭 𝗯𝘂𝘆𝗱𝗼𝘄𝗻 → cuts your rate 2% year 1, 1% year 2 = ~$𝟭𝟬,𝟬𝟬𝟬 𝗯𝘂𝘆𝗲𝗿 𝗰𝗮𝘀𝗵 𝗳𝗹𝗼𝘄 𝗯𝗮𝗰𝗸

3️⃣ 𝗧𝗮𝗿𝗴𝗲𝘁 𝗵𝗼𝗺𝗲𝘀 𝟯𝟬+ 𝗱𝗮𝘆𝘀 𝗼𝗻 𝗺𝗮𝗿𝗸𝗲𝘁 — sellers at day 35 are 𝟰-𝟳% 𝗺𝗼𝗿𝗲 𝗳𝗹𝗲𝘅𝗶𝗯𝗹𝗲

4️⃣ 𝗟𝗶𝗻𝗲 𝘂𝗽 𝗶𝗻𝘀𝘂𝗿𝗮𝗻𝗰𝗲 𝗯𝗲𝗳𝗼𝗿𝗲 𝗗𝗗 𝗲𝗻𝗱𝘀 — NC insurance up 22%, some homes UNINSURABLE at standard rates

5️⃣ 𝗦𝘁𝗮𝘆 𝗳𝗹𝗲𝘅𝗶𝗯𝗹𝗲 𝗼𝗻 𝗰𝗹𝗼𝘀𝗶𝗻𝗴 — sellers care about TIMING, not just price. Close in 21 OR wait 60 = FREE LEVERAGE

💰 𝗖𝗔𝗦𝗛 𝗧𝗢 𝗖𝗟𝗢𝗦𝗘 ($350K Triad home):

🏠 Conventional 3-5%: $𝟭𝟴𝗞-$𝟮𝟲𝗞
🏠 FHA 3.5%: $𝟭𝟲𝗞-$𝟮𝟮𝗞
🇺🇸 𝗩𝗔 𝟬%: $𝟮𝗞-$𝟲𝗞 (veterans)
🌲 𝗨𝗦𝗗𝗔 𝟬%: $𝟮𝗞-$𝟱𝗞 (Wilkes, Davidson, Yadkin, Stokes)
⭐ 𝗡𝗖𝗛𝗙𝗔 𝘀𝘁𝗮𝗰𝗸𝗲𝗱 𝗙𝗛𝗔 + $𝟭𝟱𝗞 𝗗𝗣𝗔: 𝗨𝗡𝗗𝗘𝗥 $𝟱,𝟬𝟬𝟬 𝗼𝘂𝘁 𝗼𝗳 𝗽𝗼𝗰𝗸𝗲𝘁 (first-time buyers, home under $495K)

🚨 𝗪𝗮𝗶𝘁𝗶𝗻𝗴 𝗳𝗼𝗿 𝟱% 𝗿𝗮𝘁𝗲𝘀 𝗶𝘀 𝗡𝗢𝗧 𝗮 𝘀𝘁𝗿𝗮𝘁𝗲𝗴𝘆. No major forecaster expects below 6% before 𝟮𝟬𝟮𝟳.

✅ Acting on 𝟲.𝟱% with a seller-paid buydown IS.

📅 𝗦𝗘𝗖𝗢𝗡𝗗 𝗛𝗔𝗟𝗙 𝗢𝗨𝗧𝗟𝗢𝗢𝗞:
⬇️ Rates ease 6.25% → buyer demand surge, seller market re-tightens
➡️ Rates hold 6.8% → balanced (BASE CASE)
⬆️ Rates above 7% → buyers gain MORE leverage

💡 𝗕𝗲𝘀𝘁 𝗺𝗼𝗻𝘁𝗵: 𝗝𝘂𝗹𝘆 often beats June. June = peak inventory + peak competition. July = inventory stays high, competition eases.

🏡 𝗣𝗿𝗶𝗰𝗲𝘀 𝗴𝗼𝗶𝗻𝗴 𝘁𝗼 𝗱𝗿𝗼𝗽? NOT in the Triad. Toyota Liberty + JetZero Greensboro keep absorbing demand. NAR forecast: 𝟮-𝟰% 𝗮𝗽𝗽𝗿𝗲𝗰𝗶𝗮𝘁𝗶𝗼𝗻.

🗣️ Jake Krimmel, Realtor.com Senior Economist (May 2026): "𝗕𝘂𝘆𝗲𝗿𝘀 𝗻𝗼𝘄 𝗵𝗮𝘃𝗲 𝗺𝗼𝗿𝗲 𝗿𝗼𝗼𝗺 𝘁𝗼 𝗻𝗲𝗴𝗼𝘁𝗶𝗮𝘁𝗲 𝗿𝗲𝗽𝗮𝗶𝗿𝘀, 𝗮𝘀𝗸 𝗳𝗼𝗿 𝘀𝗲𝗹𝗹𝗲𝗿-𝗽𝗮𝗶𝗱 𝗰𝗹𝗼𝘀𝗶𝗻𝗴 𝗰𝗼𝘀𝘁𝘀, 𝗺𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗿𝗮𝘁𝗲 𝗯𝘂𝘆𝗱𝗼𝘄𝗻𝘀, 𝗼𝗿 𝗲𝘃𝗲𝗻 𝗮 𝗹𝗼𝘄𝗲𝗿 𝗹𝗶𝘀𝘁 𝗽𝗿𝗶𝗰𝗲."

📋 Full summer 2026 buyer guide:
https://www.homesintriadnc.com/blog/nc-home-buyer-summer-2026-peak-inventory-6-53-percent-rates-triad-strategy

📞 Call/Text 336-262-3111 — 30 years NC selling, 10,000+ closings, applied to your search

Teresa Overcash | Broker/Owner | NCREC Instructor | CLHMS | 30 Years | 10,000+ NC Closings
Realty ONE Group Results

06/02/2026

🏡 𝗧𝗿𝗶𝗮𝗱 𝗯𝘂𝘆𝗲𝗿𝘀 — 𝘁𝗵𝗲 𝟮𝟭 𝗱𝗮𝘆𝘀 𝗮𝗳𝘁𝗲𝗿 𝘆𝗼𝘂 𝗴𝗼 𝘂𝗻𝗱𝗲𝗿 𝗰𝗼𝗻𝘁𝗿𝗮𝗰𝘁 𝗮𝗿𝗲 𝘁𝗵𝗲 𝗺𝗼𝘀𝘁 𝗽𝗼𝘄𝗲𝗿𝗳𝘂𝗹 𝟮𝟭 𝗱𝗮𝘆𝘀 𝗶𝗻 𝘁𝗵𝗲 𝘄𝗵𝗼𝗹𝗲 𝘁𝗿𝗮𝗻𝘀𝗮𝗰𝘁𝗶𝗼𝗻. 𝗨𝘀𝗲 𝘁𝗵𝗲𝗺.

NC is one of the few US states where the BUYER holds the leverage during inspection. The due diligence window lets you walk for 𝗔𝗡𝗬 𝗿𝗲𝗮𝘀𝗼𝗻, 𝗡𝗢 𝗿𝗲𝗮𝘀𝗼𝗻, or 𝗮 𝗿𝗲𝗮𝘀𝗼𝗻 𝗻𝗼𝘁 𝗶𝗻 𝘁𝗵𝗲 𝗰𝗼𝗻𝘁𝗿𝗮𝗰𝘁. Earnest money in escrow comes back.

💰 𝟮𝟬𝟮𝟲 𝗗𝗗 𝗙𝗘𝗘 𝗟𝗔𝗡𝗗𝗦𝗖𝗔𝗣𝗘:

🏠 Triad ($200-$500K): $𝟭,𝟱𝟬𝟬-$𝟯,𝟱𝟬𝟬 (21-28 days)
🏠 Triad premium ($400-$700K): $𝟮,𝟱𝟬𝟬-$𝟱,𝟬𝟬𝟬 (14-21 days)
🏔️ Wilkes/High Country: $1,000-$3,000 (21-30 days)
💎 Luxury $1M+: $5K-$15K (21-30 days)

✅ Good news: the $25K-$50K DD checks of 2021-2023 are 𝗚𝗢𝗡𝗘.

📅 𝗧𝗛𝗘 𝟮𝟭-𝗗𝗔𝗬 𝗣𝗟𝗔𝗬𝗕𝗢𝗢𝗞:

📌 𝗗𝗮𝘆𝘀 𝟭-𝟯: 𝗦𝗖𝗛𝗘𝗗𝗨𝗟𝗘 𝗘𝗩𝗘𝗥𝗬𝗧𝗛𝗜𝗡𝗚 → general inspection, septic, HVAC, roof, sewer scope, radon
📌 𝗗𝗮𝘆𝘀 𝟰-𝟭𝟬: REPORTS ARRIVE → repair quotes from 2-3 licensed contractors
📌 𝗗𝗮𝘆𝘀 𝟭𝟭-𝟭𝟳: NEGOTIATE → written DD request with prioritized asks
📌 𝗗𝗮𝘆𝘀 𝟭𝟴-𝟮𝟭: DECIDE → accept and let window expire OR terminate (lose DD fee, KEEP earnest money)

⚠️ Most buyers waste the window by waiting until 𝗱𝗮𝘆 𝟭𝟱 to schedule inspections. By then the seller has all the leverage. 𝗦𝗖𝗛𝗘𝗗𝗨𝗟𝗘 𝗗𝗔𝗬 𝟭.

🚨 𝟳 𝗗𝗘𝗔𝗟-𝗞𝗜𝗟𝗟𝗘𝗥𝗦 𝗧𝗥𝗜𝗔𝗗 𝗜𝗡𝗦𝗣𝗘𝗖𝗧𝗢𝗥𝗦 𝗙𝗜𝗡𝗗:

🔴 1. Roof 15+ yrs with active leaks: $𝟴𝗞-$𝟮𝟮𝗞
🔴 2. Failing HVAC: $𝟲𝗞-$𝟭𝟰𝗞 per system
🔴 3. Septic issues: $𝟱𝗞-$𝟯𝟬𝗞+
🔴 4. Foundation cracks/settling: $𝟯.𝟱𝗞-$𝟮𝟱𝗞+ (engineer report $400-$600 first)
🔴 5. Outdated panel (Federal Pacific, Zinsco, knob-and-tube): $𝟮.𝟱𝗞-$𝟱.𝟱𝗞
🔴 6. 𝗣𝗼𝗹𝘆𝗯𝘂𝘁𝘆𝗹𝗲𝗻𝗲 𝗽𝗹𝘂𝗺𝗯𝗶𝗻𝗴: $𝟴𝗞-$𝟭𝟴𝗞 repipe — 𝗶𝗻𝘀𝘂𝗿𝗮𝗻𝗰𝗲 𝗥𝗘𝗙𝗨𝗦𝗘𝗦 𝘁𝗼 𝘄𝗿𝗶𝘁𝗲 → usual deal-killer
🔴 7. Moisture/mold/termite: $1,500-$15K+ remediation

💡 𝗧𝗛𝗘 𝗖𝗛𝗘𝗔𝗣𝗘𝗦𝗧 𝗗𝗘𝗖𝗜𝗦𝗜𝗢𝗡𝗦 𝗜𝗡 𝗧𝗛𝗘 𝗘𝗡𝗧𝗜𝗥𝗘 𝗧𝗥𝗔𝗡𝗦𝗔𝗖𝗧𝗜𝗢𝗡:

✅ $𝟰𝟬𝟬 𝘀𝗲𝘄𝗲𝗿 𝘀𝗰𝗼𝗽𝗲 = 𝗮𝘃𝗼𝗶𝗱 $𝟭𝟮𝗞 sewer line replacement
✅ $𝟱𝟬𝟬 𝘀𝗲𝗽𝘁𝗶𝗰 𝗶𝗻𝘀𝗽𝗲𝗰𝘁𝗶𝗼𝗻 = 𝗮𝘃𝗼𝗶𝗱 $𝟮𝟱𝗞 system replacement
✅ Budget $800-$1,500 in inspections BEYOND general
✅ The information is worth far more than the fee

❓ 𝗕𝗜𝗚 𝗤𝗨𝗘𝗦𝗧𝗜𝗢𝗡𝗦:

🔸 𝗗𝗗 𝗳𝗲𝗲 𝗯𝗮𝗰𝗸 𝗮𝘁 𝗰𝗹𝗼𝘀𝗶𝗻𝗴? YES. Credited toward purchase price.
🔸 𝗗𝗗 𝘃𝘀 𝗲𝗮𝗿𝗻𝗲𝘀𝘁? DD direct to seller, non-refundable. Earnest in escrow, refundable in window.
🔸 𝗟𝗲𝗻𝗱𝗲𝗿 𝗱𝗲𝗻𝗶𝗲𝘀? Terminate, recover earnest. Lose DD fee. WHY fully underwritten matters BEFORE contract.

📋 Full due diligence playbook:
https://www.homesintriadnc.com/blog/nc-due-diligence-period-2026-triad-buyer-21-day-strategy

📞 Call/Text 336-262-3111 for a real 21-day DD plan on your target address

Teresa Overcash | Broker/Owner | NCREC Instructor | CLHMS | 30 Years | 10,000+ NC Closings
Realty ONE Group Results

05/31/2026

Finding your Dream Home has never been easier! Just click the Link below to Start Searching with my IDX Home Search to get access to New Homes, Price Reductions, and MORE!

Start searching now: https://homeasap.com/1814038/

Teresa Overcash
Realty ONE Group Results
'Results that MOVE you"
336-262-3111

05/31/2026

🏡 𝗧𝗿𝗶𝗮𝗱 𝘀𝗲𝗹𝗹𝗲𝗿𝘀 — 𝗯𝗲𝗳𝗼𝗿𝗲 𝘆𝗼𝘂 𝗰𝘂𝘁 𝘆𝗼𝘂𝗿 𝗽𝗿𝗶𝗰𝗲, 𝗿𝘂𝗻 𝘁𝗵𝗶𝘀 𝗺𝗮𝘁𝗵.

𝟲 𝗼𝘂𝘁 𝗼𝗳 𝟭𝟬 Triad NC home sales in 2026 close with 𝟮-𝟰% 𝗶𝗻 𝘀𝗲𝗹𝗹𝗲𝗿 𝗰𝗼𝗻𝗰𝗲𝘀𝘀𝗶𝗼𝗻𝘀 — and the ones who hold the list price and offer a concession net the SAME amount as sellers who cut, but they 𝗽𝗿𝗼𝘁𝗲𝗰𝘁 𝗲𝘃𝗲𝗿𝘆 𝗰𝗼𝗺𝗽 𝗼𝗻 𝘁𝗵𝗲 𝗯𝗹𝗼𝗰𝗸 𝗳𝗼𝗿 𝟭𝟴 𝗺𝗼𝗻𝘁𝗵𝘀 AND close 𝟭𝟴-𝟮𝟱 𝗱𝗮𝘆𝘀 𝗳𝗮𝘀𝘁𝗲𝗿.

🧮 𝗧𝗛𝗘 $𝟰𝟬𝟬𝗞 𝗠𝗔𝗧𝗛:

❌ 𝗣𝗥𝗜𝗖𝗘 𝗖𝗨𝗧 𝟯%
- Sale: $388,000
- Net: $388K minus fees
- 𝗖𝗼𝗺𝗽 𝗶𝗺𝗽𝗮𝗰𝘁: 𝗟𝗢𝗪𝗘𝗥𝗦 𝗲𝘃𝗲𝗿𝘆 𝗰𝗼𝗺𝗽 𝗼𝗻 𝘁𝗵𝗲 𝗯𝗹𝗼𝗰𝗸 𝟭𝟮-𝟭𝟴 𝗺𝗼𝗻𝘁𝗵𝘀

✅ 𝟯% 𝗖𝗢𝗡𝗖𝗘𝗦𝗦𝗜𝗢𝗡
- Headline: $𝟰𝟬𝟬,𝟬𝟬𝟬
- Credit to buyer: $12,000
- Net: $388K minus fees
- 𝗖𝗼𝗺𝗽 𝗶𝗺𝗽𝗮𝗰𝘁: $𝟰𝟬𝟬𝗞 𝗦𝗧𝗔𝗬𝗦 in the comp pool

⭐ 𝗦𝗮𝗺𝗲 𝘀𝗲𝗹𝗹𝗲𝗿 𝗻𝗲𝘁. 𝗥𝗮𝗱𝗶𝗰𝗮𝗹𝗹𝘆 𝗱𝗶𝗳𝗳𝗲𝗿𝗲𝗻𝘁 𝗰𝗼𝗺𝗽 𝗶𝗺𝗽𝗮𝗰𝘁.

💰 𝗧𝗛𝗘 𝟲 𝗖𝗢𝗡𝗖𝗘𝗦𝗦𝗜𝗢𝗡 𝗧𝗬𝗣𝗘𝗦:

1️⃣ 𝗖𝗹𝗼𝘀𝗶𝗻𝗴 𝗰𝗼𝘀𝘁 𝗰𝗿𝗲𝗱𝗶𝘁 (2-3% of loan) → 𝟭𝘀𝘁-𝘁𝗶𝗺𝗲, 𝗙𝗛𝗔, 𝗡𝗖𝗛𝗙𝗔
2️⃣ 𝟮-𝟭 𝗯𝘂𝘆𝗱𝗼𝘄𝗻 (~2.3% cost, buyer values 4-6%) → 𝗺𝗼𝘃𝗲-𝘂𝗽 + 𝗽𝗮𝘆𝗺𝗲𝗻𝘁-𝘀𝗲𝗻𝘀𝗶𝘁𝗶𝘃𝗲
3️⃣ Permanent buydown / points (3-4%) → 𝟭𝟬+ 𝘆𝗲𝗮𝗿 𝗵𝗼𝗹𝗱
4️⃣ Repair credit → inspection findings
5️⃣ Home warranty ($500-$700) → 15+ yr old homes
6️⃣ Prepaid HOA dues → high-dues communities

📍 𝗦𝗧𝗥𝗔𝗧𝗘𝗚𝗬 𝗕𝗬 𝗦𝗨𝗕𝗠𝗔𝗥𝗞𝗘𝗧:

🟢 𝗖𝗹𝗲𝗺𝗺𝗼𝗻𝘀/𝗞𝗲𝗿𝗻𝗲𝗿𝘀𝘃𝗶𝗹𝗹𝗲 (32-34 DOM): 𝗭𝗘𝗥𝗢 concessions, hold firm
🟢 𝗪𝗦 𝟮𝟳𝟭𝟬𝟲/𝟮𝟳𝟭𝟬𝟯 (28-38 DOM): 1-2% credits
🟡 𝗚𝗦𝗢 𝟮𝟳𝟰𝟭𝟬/𝟮𝟳𝟰𝟬𝟴 (30-36 DOM): 2-3% buydowns
🟠 𝗛𝗶𝗴𝗵 𝗣𝗼𝗶𝗻𝘁 𝟮𝟳𝟮𝟲𝟬/𝟮𝟳𝟮𝟲𝟯 (42-44 DOM): 3-4% stack
🔴 𝗪𝗶𝗹𝗸𝗲𝘀𝗯𝗼𝗿𝗼 (52 DOM): 3-5% repair credits
🔵 𝗕𝗼𝗼𝗻𝗲/𝗕𝗹𝗼𝘄𝗶𝗻𝗴 𝗥𝗼𝗰𝗸/𝗕𝗮𝗻𝗻𝗲𝗿 𝗘𝗹𝗸 (65-95 DOM): 2-4% buydowns

⚠️ 𝗠𝗢𝗦𝗧 𝗘𝗫𝗣𝗘𝗡𝗦𝗜𝗩𝗘 𝗠𝗜𝗦𝗧𝗔𝗞𝗘: throwing concession dollars at the WRONG buyer. 𝗙𝗶𝗿𝘀𝘁-𝘁𝗶𝗺𝗲 = 𝗰𝗹𝗼𝘀𝗶𝗻𝗴 𝗰𝗼𝘀𝘁. 𝗠𝗼𝘃𝗲-𝘂𝗽 = 𝗽𝗮𝘆𝗺𝗲𝗻𝘁 𝗿𝗲𝗹𝗶𝗲𝗳. 𝗦𝗲𝗰𝗼𝗻𝗱-𝗵𝗼𝗺𝗲 = 𝗰𝗮𝗿𝗿𝘆𝗶𝗻𝗴 𝗰𝗼𝘀𝘁. Same dollar, DIFFERENT outcome.

🎯 𝗡𝗘𝗚𝗢𝗧𝗜𝗔𝗧𝗜𝗢𝗡 𝟭𝟬𝟭:
✅ Initial offer: 𝗛𝗼𝗹𝗱 𝗹𝗶𝘀𝘁 𝗽𝗿𝗶𝗰𝗲. Add concessions ONLY if buyer asks.
✅ Inspection: 𝗦𝗲𝗽𝗮𝗿𝗮𝘁𝗲 𝗿𝗲𝗽𝗮𝗶𝗿 𝗳𝗿𝗼𝗺 𝗰𝗼𝘀𝗺𝗲𝘁𝗶𝗰. Material defects = credit. Paint/carpet = firm NO.
✅ Past 30 days: 𝗣𝗿𝗼𝗮𝗰𝘁𝗶𝘃𝗲 𝟮% 𝗰𝗿𝗲𝗱𝗶𝘁 𝗶𝗻 𝗠𝗟𝗦 pulls right buyer in 7-14 days

🗣️ 𝗟𝗮𝘄𝗿𝗲𝗻𝗰𝗲 𝗬𝘂𝗻, 𝗡𝗔𝗥 𝗖𝗵𝗶𝗲𝗳 𝗘𝗰𝗼𝗻𝗼𝗺𝗶𝘀𝘁 (𝗔𝗽𝗿𝗶𝗹 𝟮𝟬𝟮𝟲): "𝗕𝘂𝘆𝗲𝗿𝘀 𝗿𝗲𝘀𝗽𝗼𝗻𝗱 𝗺𝗼𝗿𝗲 𝘁𝗼 𝗮 𝗹𝗼𝘄𝗲𝗿 𝗳𝗶𝗿𝘀𝘁-𝘆𝗲𝗮𝗿 𝗽𝗮𝘆𝗺𝗲𝗻𝘁 𝘁𝗵𝗮𝗻 𝘁𝗼 𝗮 𝘀𝗺𝗮𝗹𝗹 𝗽𝗿𝗶𝗰𝗲 𝗿𝗲𝗱𝘂𝗰𝘁𝗶𝗼𝗻."

📋 Full seller concession guide:
https://www.homesintriadnc.com/blog/nc-seller-concessions-2026-triad-sellers-close-faster-without-cutting-price

📞 Call/Text 336-262-3111 for a concession-ceiling listing strategy

Teresa Overcash | Broker/Owner | NCREC Instructor | CLHMS | 30 Years | 10,000+ NC Closings
Realty ONE Group Results

05/30/2026

📊 𝗧𝗥𝗜𝗔𝗗 𝗡𝗖 𝗝𝗨𝗡𝗘 𝟮𝟬𝟮𝟲 𝗙𝗢𝗥𝗘𝗖𝗔𝗦𝗧 — 𝘁𝗵𝗲 𝗺𝗼𝘀𝘁 𝗯𝗮𝗹𝗮𝗻𝗰𝗲𝗱 𝗺𝗮𝗿𝗸𝗲𝘁 𝘄𝗲'𝘃𝗲 𝘀𝗲𝗲𝗻 𝗶𝗻 𝟯 𝘆𝗲𝗮𝗿𝘀.

🏡 𝗦𝗡𝗔𝗣𝗦𝗛𝗢𝗧:
📈 Active listings: 𝟰,𝟵𝟱𝟬 (+𝟭𝟮% peak season, +𝟭𝟭% YoY)
💰 Median price: $350K (+1% steady)
⏱️ DOM: 𝟯𝟴 𝗱𝗮𝘆𝘀 (slight buyer favor)
🤝 Sale-to-list: 99.0%
📉 30-yr mortgage: 𝟲.𝟳𝟱-𝟲.𝟴𝟱%

📍 𝗕𝗬 𝗖𝗢𝗨𝗡𝗧𝗬:
🟢 Forsyth (Winston-Salem): $345K | 35 DOM → 𝗕𝗮𝗹𝗮𝗻𝗰𝗲𝗱
🟡 Guilford (Greensboro/HP): $355K | 40 DOM → Light buyer favor
🟡 Watauga (Boone/Blowing Rock): $575K | 52 DOM
🟢 Wilkes: $255K | 48 DOM → Balanced rural
🔵 𝗔𝘃𝗲𝗿𝘆 (𝗕𝗮𝗻𝗻𝗲𝗿 𝗘𝗹𝗸/𝗕𝗲𝗲𝗰𝗵 𝗠𝘁𝗻): $635K | 68 DOM → 𝗕𝗨𝗬𝗘𝗥 𝗟𝗘𝗩𝗘𝗥𝗔𝗚𝗘

🎯 𝗕𝗨𝗬𝗘𝗥 𝗦𝗧𝗥𝗔𝗧𝗘𝗚𝗬 — 𝟱 𝗠𝗢𝗩𝗘𝗦:

1️⃣ 𝗙𝘂𝗹𝗹 𝗹𝗲𝗻𝗱𝗲𝗿 𝗰𝗼𝗺𝗺𝗶𝘁𝗺𝗲𝗻𝘁 (not just pre-approval) — beats pre-approval in multi-offer
2️⃣ 𝗟𝗶𝗻𝗲 𝘂𝗽 𝗶𝗻𝘀𝘂𝗿𝗮𝗻𝗰𝗲 𝗯𝗲𝗳𝗼𝗿𝗲 𝗗𝗗 𝗲𝗻𝗱𝘀 (NC insurance up 22% — don't get caught off guard)
3️⃣ 𝗧𝗮𝗿𝗴𝗲𝘁 𝗵𝗼𝗺𝗲𝘀 𝟯𝟬+ 𝗱𝗮𝘆𝘀 𝗼𝗻 𝗺𝗮𝗿𝗸𝗲𝘁 — best June deals hide here
4️⃣ 𝗜𝗻𝘀𝗽𝗲𝗰𝘁 𝗲𝘃𝗲𝗿𝘆𝘁𝗵𝗶𝗻𝗴 (roof, HVAC, electrical, septic/well)
5️⃣ 𝗦𝘁𝗮𝘆 𝗳𝗹𝗲𝘅𝗶𝗯𝗹𝗲 𝗼𝗻 𝗰𝗹𝗼𝘀𝗶𝗻𝗴 — sellers pick offers matching their timing

🏠 𝗦𝗘𝗟𝗟𝗘𝗥 𝗦𝗧𝗥𝗔𝗧𝗘𝗚𝗬 — 𝟯 𝗣𝗥𝗜𝗡𝗖𝗜𝗣𝗟𝗘𝗦:

1️⃣ 𝗣𝗿𝗶𝗰𝗲 𝗔𝗧 𝘁𝗵𝗲 𝗰𝗼𝗺𝗽, 𝗻𝗼𝘁 𝗮𝗯𝗼𝘃𝗲. Overpriced sits 90+ days; right price gets multi-offers week 1.

2️⃣ 𝗙𝗿𝗼𝗻𝘁-𝗹𝗼𝗮𝗱 𝘁𝗵𝗲 𝗽𝗿𝗲𝗽. Pro photos + 7 critical shots = 𝟯𝟮% 𝗳𝗮𝘀𝘁𝗲𝗿 + 𝟭-𝟯% 𝗺𝗼𝗿𝗲.

3️⃣ 𝗕𝗲 𝗿𝗲𝗮𝗱𝘆 𝗳𝗼𝗿 𝗶𝗻𝘀𝗽𝗲𝗰𝘁𝗶𝗼𝗻 𝗶𝘁𝗲𝗺𝘀. Pre-inspect, fix what shows, disclose proactively.

📅 𝗝𝗨𝗟𝗬-𝗦𝗘𝗣𝗧 𝗢𝗨𝗧𝗟𝗢𝗢𝗞:
⬇️ Rates ease to 6.25% → buyer demand surge
➡️ Rates hold 6.8% → balanced continues (BASE CASE)
⬆️ Rates above 7% → buyers gain real leverage

⚠️ 𝗡𝗢 𝗽𝗿𝗶𝗰𝗲 𝗱𝗿𝗼𝗽 𝗳𝗼𝗿𝗲𝗰𝗮𝘀𝘁 𝗳𝗼𝗿 𝟮𝟬𝟮𝟲. Toyota Liberty + JetZero Greensboro keep absorbing demand. Median forecast: 𝟮-𝟰% 𝗴𝗿𝗼𝘄𝘁𝗵.

💡 𝗦𝗛𝗢𝗨𝗟𝗗 𝗜 𝗪𝗔𝗜𝗩𝗘 𝗜𝗡𝗦𝗣𝗘𝗖𝗧𝗜𝗢𝗡? 𝗡𝗢. Not a winning tactic in 2026. Strong pre-approval + larger earnest money + flexible closing beats waived inspection.

📋 Full June forecast:
https://www.homesintriadnc.com/blog/triad-nc-june-2026-real-estate-market-forecast-buyer-seller-strategy

📞 Call/Text 336-262-3111 for a strategy with off-market inventory access (22,000-agent NC network)

Teresa Overcash | Broker/Owner | NCREC Instructor | CLHMS | 30 Years | 10,000+ NC Closings
Realty ONE Group Results

05/29/2026

🏡 𝗧𝗿𝗶𝗮𝗱 𝗵𝗼𝗺𝗲𝗼𝘄𝗻𝗲𝗿𝘀 — 𝘆𝗼𝘂𝗿 𝗶𝗻𝘀𝘂𝗿𝗮𝗻𝗰𝗲 𝗽𝗿𝗲𝗺𝗶𝘂𝗺 𝗶𝘀𝗻'𝘁 "𝗷𝘂𝘀𝘁 𝗴𝗼𝗶𝗻𝗴 𝘂𝗽." 𝗜𝘁'𝘀 𝘂𝗽 𝟮𝟮% 𝗶𝗻 𝟮𝟰 𝗺𝗼𝗻𝘁𝗵𝘀. 𝗛𝗲𝗿𝗲'𝘀 𝘄𝗵𝘆 — 𝗮𝗻𝗱 𝟳 𝗹𝗲𝘃𝗲𝗿𝘀 𝘁𝗵𝗮𝘁 𝗮𝗰𝘁𝘂𝗮𝗹𝗹𝘆 𝗹𝗼𝘄𝗲𝗿 𝘆𝗼𝘂𝗿 𝗯𝗶𝗹𝗹.

📊 𝗧𝗛𝗘 𝟮𝟰-𝗠𝗢𝗡𝗧𝗛 𝗖𝗟𝗜𝗠𝗕 (Triad average):

📈 2022: $1,350
📈 2023: $1,475
📈 2024: $1,620
📈 2025: $1,820
📈 2026: $𝟭,𝟵𝟳𝟱 average | $1,650-$2,400 typical

🔥 𝗪𝗛𝗬: NC Rate Bureau filed 𝟰𝟮.𝟮% statewide increase Jan 2024 (partially rolled back). 2024 Atlantic hurricane season had 𝟭𝟴 𝗻𝗮𝗺𝗲𝗱 𝘀𝘁𝗼𝗿𝗺𝘀, hardening reinsurance. Materials inflation pushed claim payouts 𝟮𝟴% 𝗵𝗶𝗴𝗵𝗲𝗿 2021-2025.

📍 𝗖𝗨𝗥𝗥𝗘𝗡𝗧 𝗧𝗥𝗜𝗔𝗗 𝗥𝗔𝗡𝗚𝗘𝗦 (2026):
🏠 Winston-Salem ($250-$500K): $1,450-$2,200
🏠 Greensboro ($250-$500K): $1,500-$2,300
🏠 High Point ($250-$500K): $1,475-$2,250
🏠 Triad luxury ($500K-$1M): $𝟮,𝟰𝟬𝟬-$𝟰,𝟮𝟬𝟬
🏔️ Boone/Watauga: $1,650-$3,100
🏔️ Banner Elk/Beech Mtn: $𝟮,𝟭𝟬𝟬-$𝟰,𝟱𝟬𝟬
🌲 Wilkes County: $1,350-$2,150

🎯 𝗧𝗛𝗘 𝟳 𝗗𝗜𝗦𝗖𝗢𝗨𝗡𝗧 𝗟𝗘𝗩𝗘𝗥𝗦 𝗧𝗛𝗔𝗧 𝗔𝗖𝗧𝗨𝗔𝗟𝗟𝗬 𝗪𝗢𝗥𝗞:

✅ 1. 𝗕𝘂𝗻𝗱𝗹𝗲 𝗵𝗼𝗺𝗲 + 𝗮𝘂𝘁𝗼: 𝟭𝟮-𝟭𝟴% (𝘀𝗶𝗻𝗴𝗹𝗲 𝗯𝗶𝗴𝗴𝗲𝘀𝘁 𝗹𝗲𝘃𝗲𝗿)
✅ 2. Deductible to $2,500-$5,000: 𝟭𝟬-𝟭𝟱%
✅ 3. Roof age + material docs: 5-12%
✅ 4. Smart-home security + monitored alarm: 3-8%
✅ 5. Loyalty + claim-free 3-5 yrs: 2-8%
✅ 6. Updated electrical/plumbing/HVAC: 3-7%
✅ 7. Pay annually + autopay: 2-5%

⭐ 𝗦𝘁𝗮𝗰𝗸𝗲𝗱, 𝘁𝗵𝗲 𝘁𝗼𝗽 𝟰 = $𝟱𝟬𝟬-$𝟳𝟬𝟬/𝘆𝗲𝗮𝗿 𝘀𝗮𝘃𝗶𝗻𝗴𝘀 on a $2,000 baseline. Every year. For the life of the policy.

🛒 𝗦𝗛𝗢𝗣𝗣𝗜𝗡𝗚 𝗗𝗜𝗦𝗖𝗜𝗣𝗟𝗜𝗡𝗘:
⏰ Shop every 𝟮𝟰 𝗺𝗼𝗻𝘁𝗵𝘀 — 3-5 quotes 60 days before renewal
🔁 1 independent NC broker + 1 direct carrier + 1 online aggregator
📞 Tell your current carrier you're shopping — 𝗹𝗼𝘆𝗮𝗹𝘁𝘆 𝗱𝗶𝘀𝗰𝗼𝘂𝗻𝘁𝘀 𝗼𝗳𝘁𝗲𝗻 𝗼𝗻𝗹𝘆 𝗮𝗽𝗽𝗲𝗮𝗿 𝘄𝗵𝗲𝗻 𝘆𝗼𝘂 𝘁𝗵𝗿𝗲𝗮𝘁𝗲𝗻 𝘁𝗼 𝗹𝗲𝗮𝘃𝗲

⚠️ 𝗡𝗖 𝗕𝗨𝗬𝗘𝗥𝗦 𝗨𝗡𝗗𝗘𝗥 𝗖𝗢𝗡𝗧𝗥𝗔𝗖𝗧 — 𝗪𝗔𝗧𝗖𝗛 𝗙𝗢𝗥:
🔴 CLUE report (prior claims = price up)
🔴 Roof over 15 years (may DISQUALIFY standard policies)
🔴 Knob-and-tube or aluminum wiring (premium hike or declination)
🔴 Pools/trampolines/detached structures (liability premium up)
🔴 𝗙𝗹𝗼𝗼𝗱 𝘇𝗼𝗻𝗲 — 𝗦𝘁𝗮𝗻𝗱𝗮𝗿𝗱 𝗽𝗼𝗹𝗶𝗰𝘆 𝗘𝗫𝗖𝗟𝗨𝗗𝗘𝗦 𝗳𝗹𝗼𝗼𝗱. Check FEMA map BEFORE closing.

📋 Full insurance premium guide:
https://www.homesintriadnc.com/blog/nc-home-insurance-premium-2026-why-rates-jumped-triad-homeowner-discount-strategies

📞 Call/Text 336-262-3111 for an independent NC insurance broker referral

Teresa Overcash | Broker/Owner | NCREC Instructor | CLHMS | 30 Years | 10,000+ NC Closings
Realty ONE Group Results

Realty One Group Results - owner Kirk/Teresa T Overcash

06/05/2026

06/04/2026

06/03/2026

06/02/2026

06/02/2026

06/02/2026

05/31/2026

05/31/2026

05/30/2026

05/29/2026

Address

Website

Alerts

Shortcuts

Share

Category