Kelsey & Arrio Granum - Coldwell Banker KPDD

Kelsey & Arrio Granum - Coldwell Banker KPDD 📍 Columbus • Fort Benning • Alabama
🔑 Buyers • Sellers • Military
🇺🇸 Husband + Wife Real Estate Team
🏠 30 Doors & Counting We're Kelsey and Arrio Granum.

a husband-and-wife real estate team passionate about helping families buy, sell, and invest with confidence. Married since 2013 and investing together since 2015, we’ve handled real estate transactions all across the U.S., gaining valuable experience and insight along the way. Kelsey, a native Texan, brings a warm, approachable style and a sharp eye for matching families with homes that truly fit their needs. After years of personal investing, she turned her passion into a full-time career, helping others navigate their real estate journey with ease. Arrio, originally from Oregon, serves on Active Duty in the Army and understands the challenges that come with frequent moves, tight timelines, and buying from a distance. Together, we combine firsthand knowledge of military life with broad experience helping clients from all walks of life. Whether you’re relocating locally or across the country, buying your first home or your next investment property, we’re your boots on the ground and trusted partners every step of the way. When we’re not working, you’ll find us adventuring with our three kids—camping, exploring nature, or relaxing by the beach. We're here to make your real estate experience smooth, informed, and stress-free.

The number that caps your VA budget isn't the rate. 🎖️🏡Three VA rules that decide what you can actually buy near Fort Be...
09/25/2026

The number that caps your VA budget isn't the rate. 🎖️🏡

Three VA rules that decide what you can actually buy near Fort Benning.

→ THE VA CHECKS WHAT'S LEFT OVER. For a family of four in the South it wants $1,003 still there each month after the mortgage, debts, taxes and utilities. Miss that floor and the loan doesn't work, whatever your ratios say.

→ YOUR LOAN CAN GO TO THE NEXT BUYER. A VA loan is assumable, even by a civilian, for a 0.5% fee. But unless they're a veteran substituting their own entitlement, yours stays tied to that house until it's paid off.

→ YOU HAVE ABOUT 60 DAYS TO MOVE IN. If orders keep you away, your spouse can satisfy the occupancy requirement for you. What the VA will not do is extend it past 12 months from closing.

None of these show up on a rate sheet. All three change how you write the offer.

Send us your report date and we'll walk you through all three → https://asstcrm.ai/u/KelseyArrio

Arrio & Kelsey

The VA runs a test your pre-approval letter never shows you. 🎖️🏡It's called residual income: the money the VA wants stil...
09/25/2026

The VA runs a test your pre-approval letter never shows you. 🎖️🏡

It's called residual income: the money the VA wants still sitting in your account at the end of the month, after the mortgage, the debts, the taxes and the utilities are paid.

→ FOR A FAMILY OF FOUR IN THE SOUTH, THAT FLOOR IS $1,003 A MONTH. Not a goal. A minimum you have to clear.

→ IT CAN MATTER MORE THAN YOUR DEBT-TO-INCOME RATIO. Push past a 41% DTI and lenders typically want you to beat the residual guideline by another 20% on top.

→ IT'S A BIG PART OF WHY VA LOANS PERFORM. The test asks whether a household can actually live on what's left, not whether a ratio looks tidy on paper.

So your real Fort Benning budget isn't the biggest number a lender will approve. It's the biggest number that still leaves $1,003 on the table.

Send us your report date and we'll run yours before you start touring homes → https://asstcrm.ai/u/KelseyArrio

Arrio & Kelsey

09/25/2026

🏫 The #1 question every military family asks me when PCS'ing to Fort Benning: "Which neighborhood has the best schools?"

If orders just dropped and you're planning a summer move — this is where to start.

Here's what actually matters when picking your neighborhood near Columbus, GA:

✅ School zones first, then the house.
Don't fall in love with a home before you know what school district it's in. In the $250K–$350K range, the school zone can make or break your decision — and your resale value.

✅ Commute to base matters more than you think.
North Columbus and Midland are popular for a reason — reasonable drive times to the gate without sacrificing neighborhood quality. Map it out before your house-hunting trip.

✅ Think resale from day one.
You're likely here 3–5 years. Homes in top school zones near Fort Benning consistently hold value and rent well. Buy smart now so you're not stressed when the next set of orders comes.

✅ Safety and amenities go hand in hand.
Families with young kids want parks, good schools, and low crime — and those neighborhoods exist here. You just need to know where to look.

Fall is the time to start planning — not spring when you're scrambling. The families who win their house-hunting trip are the ones who did their homework 6 months out.

What's your biggest concern when it comes to picking a neighborhood for your PCS move? Drop it below 👇

Send us a DM or Connect with us here: https://asstcrm.ai/u/KelseyArrio

This weekend in Columbus + Phenix City 🍂🎃→ THE FARM AT ROCKY TOP — their Pumpkin Patch opens for the season this Saturda...
09/24/2026

This weekend in Columbus + Phenix City 🍂🎃

→ THE FARM AT ROCKY TOP — their Pumpkin Patch opens for the season this Saturday in Salem, AL (mini day trip, about 35 minutes): wagon rides, a mini zip line, duck races, and a barnyard full of animals.

→ UPTOWN'S FALL & FOOD TRUCK FESTIVAL — Woodruff Park, Saturday 10am to 4pm: petting zoo, pony rides, a pumpkin patch, hayrides, and food trucks lining Bay Avenue. $10 at the gate.

→ OXBOW MEADOWS — a quiet boardwalk through river-bottom wetlands on the Chattahoochee, an easy walk for the whole family.

→ CALLAWAY GARDENS — mini day trip, about 40 minutes: 2,500 acres of woodland trails and the Cecil B. Day Butterfly Center in Pine Mountain.

Comment PLAN and we'll send you the full local guide → https://asstcrm.ai/u/KelseyArrio

Arrio & Kelsey

Rates went up last week. Columbus still left room. 📈🏡Three numbers that decide what a Fort Benning move actually costs y...
09/24/2026

Rates went up last week. Columbus still left room. 📈🏡

Three numbers that decide what a Fort Benning move actually costs you right now.

→ THE 30-YEAR AVERAGE HIT 6.95% ON SEPT 17. A week before it was 6.76%. On a $250K loan, that's about $32 more a month.

→ COLUMBUS'S MEDIAN SALE PRICE IN AUGUST WAS $249,735, up 1.9% from a year ago. A rate move costs you in proportion to the loan, which is why a national headline lands softer in a market priced near $250K.

→ HOMES TOOK A MEDIAN 34 DAYS TO SELL, and only 19% went above asking. Four out of five closed at or under list. That's room to negotiate, and it hasn't closed yet.

A rate you can refinance. A price you overpaid is harder to undo.

Send us your report date and we'll price the payment, not just the house → https://asstcrm.ai/u/KelseyArrio

Arrio & Kelsey

Rates went up. Columbus still left buyers room. 📈🏡The 30-year average hit 6.95% on Sept 17, up from 6.76% the week befor...
09/24/2026

Rates went up. Columbus still left buyers room. 📈🏡

The 30-year average hit 6.95% on Sept 17, up from 6.76% the week before. That's real. Here's what matters more if you're PCSing to Fort Benning.

→ ON A $250K LOAN, THAT WEEK'S MOVE IS ABOUT $32 A MONTH. Worth knowing. Not worth panicking over.

→ COLUMBUS'S MEDIAN SALE PRICE IN AUGUST WAS $249,735, up 1.9% from a year ago. This is still a market where the median home and a military budget belong in the same sentence.

→ SELLERS AREN'T HOLDING ALL THE CARDS. Homes took a median 34 days to sell, and only 19% went above asking. Four out of five closed at or under list.

You can refinance a rate. Overpaying is harder to undo.

Send us your report date and we'll price the payment, not just the house → https://asstcrm.ai/u/KelseyArrio

Arrio & Kelsey

Enroll them before the records arrive. 🎓🎖️Three school rules most Fort Benning families never get told.→ ENROLL NOW, IMM...
09/23/2026

Enroll them before the records arrive. 🎓🎖️

Three school rules most Fort Benning families never get told.

→ ENROLL NOW, IMMUNIZE WITHIN 30 DAYS. The Interstate Compact lets you enroll on hand-carried records, then gives you 30 days to finish any newly required shots. All 50 states honor it.

→ TWO COLUMBUS SCHOOLS JUST EARNED GEORGIA'S MILITARY FLAG. Gentian Elementary and Veterans Memorial Middle were named 2025-26 Military Flagship Schools in June, alongside Chattahoochee County.

→ A FORT BENNING TRANSFER DOESN'T COME WITH A BUS. FBT requests go through Central Registration and are approved case by case on available space. Transportation isn't provided, so that drive belongs in your commute math before you pick a house.

The school decision and the housing decision are the same decision. Most families just make them in the wrong order.

Send us your report date and grade levels → https://asstcrm.ai/u/KelseyArrio

Arrio & Kelsey

Two Columbus schools just earned Georgia's military flag. 🎖️🎓Georgia's Department of Education named its 2025-26 Militar...
09/23/2026

Two Columbus schools just earned Georgia's military flag. 🎖️🎓

Georgia's Department of Education named its 2025-26 Military Flagship Schools in June. Two of them are in Muscogee County.

→ GENTIAN ELEMENTARY AND VETERANS MEMORIAL MIDDLE both made the list. Chattahoochee County Middle earned it too, and Chattahoochee County Schools was recognized district-wide.

→ THE AWARD ISN'T DECORATIVE. It goes to schools that train staff on military-connected students, run targeted support, and build real family connection points. That's the difference between your kid being processed and your kid being expected.

→ AND YOU HAVE MORE LEVERAGE THAN YOU THINK. The Interstate Compact lets you enroll on hand-carried records, then gives you 30 days to finish any new required immunizations.

If you're choosing a neighborhood around a report date, the school list should come before the listing list.

Tell us your report date and we'll map the zones against what's actually for sale → https://asstcrm.ai/u/KelseyArrio

Arrio & Kelsey

Everyone PCSes in summer. October is cheaper. 🍂🏡The buying window nobody is competing for.→ PEAK PCS SEASON IS MAY 15 TO...
09/22/2026

Everyone PCSes in summer. October is cheaper. 🍂🏡

The buying window nobody is competing for.

→ PEAK PCS SEASON IS MAY 15 TO AUGUST 31. Most military families move inside it, which is exactly why it's the hardest time to buy.

→ OCTOBER IS THE CHEAPEST MONTH OF THE YEAR. Homes sell for 7.9% over estimated value, the lowest of any month. March is the highest, at 10.7%.

→ YOU CAN START EARLIER THAN YOU THINK. Up to 10 days of permissive TDY for house hunting, and it isn't charged against your leave.

A winter report date isn't bad luck. It drops you into the softest stretch of the year near Fort Benning.

Tell us when you report and we'll work the search backward → https://asstcrm.ai/u/KelseyArrio

Arrio & Kelsey

Everyone PCSes in summer. October is cheaper. 🍂🎖️Peak PCS season runs May 15 to August 31. That's when most military fam...
09/22/2026

Everyone PCSes in summer. October is cheaper. 🍂🎖️

Peak PCS season runs May 15 to August 31. That's when most military families move, and it's when sellers hold the most leverage.

→ OCTOBER IS THE CHEAPEST MONTH OF THE YEAR TO BUY. Homes sold in October carry the smallest premium over estimated value of any month, at 7.9%.

→ MARCH IS THE MOST EXPENSIVE. 10.7% over estimated value. Nearly three points higher on the same house.

→ AND YOU CAN LOOK EARLIER THAN YOU THINK. Up to 10 days of permissive TDY for house hunting, and it isn't charged against your leave balance.

If your report date lands between October and January, that isn't bad timing. That's the best buying window of the year near Fort Benning.

We'll work the search backward from your report date → https://asstcrm.ai/u/KelseyArrio

Arrio & Kelsey

Address

5670 Whitesville Road
Columbus, GA
31904

Telephone

+17069928595

Website

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