Kenneth Woods Realtor - EXP Realty

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Kenneth Woods Realtor - EXP Realty “Providing Tailored Solutions For Your Everyday Real Estate Desires”

Your home inspector isn’t allowed to open the walls, scope the sewer, or check for termites. Here’s what the inspection ...
10/08/2026

Your home inspector isn’t allowed to open the walls, scope the sewer, or check for termites. Here’s what the inspection actually misses — and what to add in Memphis. 👇

Covered: roof (visible), structure, electrical, plumbing, HVAC, water heater, windows, attic, drainage, appliances. Visual only — about $350–$600 here.

NOT covered: inside walls, under the slab, sewer line, termites, mold/lead/asbestos, septic & well, chimney interior, pool.

Memphis-specific adds:
→ Sewer scope on older homes (Midtown, East Memphis, Whitehaven, Frayser, Raleigh) — a few hundred dollars vs. a five-figure surprise.
→ Structural engineer if there are cracks — our clay soil moves.
→ Termite/WDO letter every time (VA requires it; I recommend it for everyone).

The inspection isn’t pass/fail. It’s a negotiation: repairs, a credit, a price cut, or walk away. With my construction background, I’ll tell you what’s a $200 fix and what’s a $12,000 problem.

Comment BUY and I’ll DM you my inspection add-on checklist by neighborhood and age of house.

Kenneth Woods | REALTOR® & Broker
eXp Realty 888-519-5113 ext. 101
Licensed in TN, MS, AR & GA · Serving the Memphis tri-state metro

“We can’t buy until we sell… but we can’t sell until we find something.” If that’s you, here are 5 ways out of that loop...
10/07/2026

“We can’t buy until we sell… but we can’t sell until we find something.” If that’s you, here are 5 ways out of that loop. 👇

1. Sell first, then buy — cleanest finances; we solve timing with a rent-back or short-term rental.
2. Buy with a home-sale contingency — weaker in a bidding war, very workable in much of our market.
3. Rent back after closing — stay 30–60 days as the buyer’s tenant.
4. Bridge loan, HELOC or “buy before you sell” — more cost, but sometimes the right tool.
5. The same-day close — sell in the morning, buy in the afternoon. The one most Memphis-area families actually use.

One rule for all five: your lender counts BOTH payments unless your current home is sold or under solid contract. So we run the qualifying math first.

Comment LIST and I’ll DM you a move-up timeline for your situation. Save this if a move is even a maybe.

Kenneth Woods | REALTOR® & Broker
eXp Realty 888-519-5113 ext. 101
Licensed in TN, MS, AR & GA · Serving the Memphis tri-state metro

Same house, ten minutes apart, two totally different tax bills. Here’s what actually changes when you cross from Tenness...
10/06/2026

Same house, ten minutes apart, two totally different tax bills. Here’s what actually changes when you cross from Tennessee into Mississippi (or back). 👇

→ Income tax: TN has none. MS does (phasing down). And yes — live in TN and work in MS, Mississippi still taxes those wages.
→ Property tax: usually higher in Memphis/Shelby County (city + county). In MS, file your homestead exemption by April 1 — it’s not automatic.
→ Car tags: Mississippi’s annual vehicle tax surprises everyone who moves down.
→ Transfer tax: TN 0.37% (buyer usually pays). MS none.
→ Schools: DeSoto is one district. Shelby County is MSCS plus 6 municipal districts — it depends on the exact address.

Comment TN or MS and I’ll DM you a side-by-side for your situation. Licensed on both sides of the line (and in Arkansas and Georgia), so you get the real comparison — not a sales pitch for either.

Kenneth Woods | REALTOR® & Broker
eXp Realty 888-519-5113 ext. 101
Licensed in TN, MS, AR & GA · Serving the Memphis tri-state metro

Tax rules change — confirm current rates with the county assessor and a tax professional.

Your listing expired and nobody told you why. It’s almost always one of these 5 things — and all 5 are fixable. 👇1. Pric...
10/05/2026

Your listing expired and nobody told you why. It’s almost always one of these 5 things — and all 5 are fixable. 👇

1. Price — and the first 14 days. Overpriced homes get skipped, then sit, then get the “what’s wrong with it?” label.
2. Presentation — phone photos, dark rooms, no video. Buyers decide in 3 seconds.
3. Access — every blocked showing is a buyer who bought something else.
4. Condition red flags — roof, peeling paint, dead HVAC. FHA/VA buyers can’t close on those.
5. The buyer pool — no closing-cost help, buyer-agent compensation ignored, “entered in the MLS” instead of marketed.

Most expired listings didn’t fail because of the house. They failed because of the plan.

Comment LIST and I’ll DM you a free relaunch plan: what to change, what it should sell for, and what it’ll net. No pressure, no lecture.

Kenneth Woods | REALTOR® & Broker
eXp Realty 888-519-5113 ext. 101
Licensed in TN, MS, AR & GA · Serving the Memphis tri-state metro

Your offer got accepted. Congrats — now the part nobody explains starts. Here’s the next 30 days, step by step. 👇Days 1–...
10/04/2026

Your offer got accepted. Congrats — now the part nobody explains starts. Here’s the next 30 days, step by step. 👇

Days 1–3: earnest money in, contract to lender and title, rate-lock conversation.
Days 1–10: inspection period (general + termite + sewer scope on older homes), then negotiate repairs or credits.
Week 2: appraisal — and what happens if it comes in low.
Weeks 2–4: underwriting. Same-day document turnaround. No new credit, no job changes, no moving money. Shop insurance now.
Final week: Closing Disclosure 3+ business days before closing, final walkthrough, then sign, fund, keys.

Comment BUY and I’ll DM you my “Under Contract to Keys” checklist. Save this if you’re house hunting — you’ll want it the day your offer gets accepted.

Kenneth Woods | REALTOR® & Broker
eXp Realty 888-519-5113 ext. 101
Licensed in TN, MS, AR & GA · Serving the Memphis tri-state metro

Your Zestimate could be off by $17,000 on a $250K house. That’s not my opinion — it’s Zillow’s own published error rate ...
10/03/2026

Your Zestimate could be off by $17,000 on a $250K house. That’s not my opinion — it’s Zillow’s own published error rate for off-market homes. Here’s how the price is actually set. 👇

1. Sold comps — what similar homes nearby actually closed at in the last 3–6 months.
2. Adjustments — kitchen, baths, roof, lot, street. Then the active and pending listings (your competition on day one).
3. What does NOT set the price: what you paid, what you owe, what you need, what your neighbor is asking, what you spent on upgrades.
4. Strategy — the first 14 days are worth more than the next 60. Overpricing then cutting usually nets less.
5. The appraisal — the buyer’s appraiser runs the same comps, so the price has to hold up twice.

Comment LIST and I’ll DM you a comp-based value range for your home. No listing required.

Kenneth Woods | REALTOR® & Broker
eXp Realty 888-519-5113 ext. 101
Licensed in TN, MS, AR & GA · Serving the Memphis tri-state metro

“I’m pre-qualified!” …means almost nothing to a seller. Here’s the difference that actually wins houses in Memphis. 👇→ P...
10/02/2026

“I’m pre-qualified!” …means almost nothing to a seller. Here’s the difference that actually wins houses in Memphis. 👇

→ Pre-qualified = an estimate based on what you said. No docs. Sellers shrug.
→ Pre-approved = credit pulled, income and assets verified, real number in writing. This goes in with your offer.
→ Fully underwritten = approved before you shop. In multiple offers, it beats a slightly higher price more often than you’d think.

What lenders check: credit (FHA from 580, conventional usually 620+), 2 years of income history, debt-to-income, and assets.

And once you’re approved: no new credit, no job changes, no big unexplained deposits, no co-signing. Your file gets re-checked the week of closing.

Comment BUY and I’ll DM you a lender who’ll get you a true pre-approval — usually within 24–48 hours.

Kenneth Woods | REALTOR® & Broker
eXp Realty 888-519-5113 ext. 101
Licensed in TN, MS, AR & GA · Serving the Memphis tri-state metro

Guidelines vary by lender and loan program.

Sell it as-is, or fix it up first? Most agents guess. I run both numbers — here’s the math on a $250K house. 👇What most ...
10/01/2026

Sell it as-is, or fix it up first? Most agents guess. I run both numbers — here’s the math on a $250K house. 👇

What most sellers don’t hear:
→ “As-is” still means full disclosure, and buyers still inspect. It’s a pricing decision, not a shortcut.
→ As-is buyers are mostly investors and cash — lower price, faster close. FHA/VA buyers need the house to pass minimum property standards.
→ Fixes that pay: paint, clean, flooring, lighting, curb appeal, small repairs ($2K–$8K).
→ Fixes that don’t: a full kitchen or bath remodel right before you sell.

Example on the last slide: $215K as-is vs. $250K after $7,500 in work ≈ $25K more in your pocket. But if you don’t have the money or the time, as-is can still be right. That’s why you get both numbers.

Comment LIST and I’ll DM you an as-is net vs. list-ready net for your house, side by side.

Kenneth Woods | REALTOR® & Broker
eXp Realty 888-519-5113 ext. 101
Licensed in TN, MS, AR & GA · Serving the Memphis tri-state metro

“I’m waiting for rates to drop.” I hear it every single week. Here’s what waiting actually costs — and when it’s the rig...
09/30/2026

“I’m waiting for rates to drop.” I hear it every single week. Here’s what waiting actually costs — and when it’s the right call. 👇

The short version:
→ Nobody can time rates. The forecasts have been wrong since 2022.
→ When rates fall, buyers flood back in — more competition, fewer concessions, higher prices.
→ On a $250K loan, 1% lower ≈ $160/mo. A 3% price bump ≈ $7,500. A year of rent ≈ $16,800 gone.
→ You can refinance a rate later. You can’t go back and buy at today’s price.

Wait if your credit, reserves or job need work. Don’t wait if you’re pre-approved, staying 5+ years, and the payment fits. Use the wait to get ready — not to guess.

Comment BUY and I’ll DM you my 10-minute “ready or wait” checklist. Save this for the next time someone tells you to “just wait.”

Kenneth Woods | REALTOR® & Broker
eXp Realty 888-519-5113 ext. 101
Licensed in TN, MS, AR & GA · Serving the Memphis tri-state metro

Illustrative figures only. Your numbers depend on price, loan type and current rates.

Selling your house? Here’s what actually comes out of your check — because “commission” is only one of six costs. 👇The s...
09/29/2026

Selling your house? Here’s what actually comes out of your check — because “commission” is only one of six costs. 👇

The six:
1. Agent compensation (negotiable — including what, if anything, you offer the buyer’s agent)
2. Closing costs & transfer tax (TN 0.37%, usually buyer-paid · MS none · AR 0.33%)
3. Buyer concessions (very common under $300K in our market)
4. Prep & repairs
5. The extras — home warranty, staging, cleaning
6. Your mortgage payoff

My rule of thumb: plan on 8–10% of the sale price in costs, subtract your payoff, and that’s your walk-away number. I’d rather you see it now than at the closing table.

Comment LIST for a line-by-line net sheet on your home. No listing agreement required — you keep the numbers either way.

Kenneth Woods | REALTOR® & Broker
eXp Realty 888-519-5113 ext. 101
Licensed in TN, MS, AR & GA · Serving the Memphis tri-state metro

Address

3401 Mallory Lane #100
Franklin, TN
37067

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Tuesday 9am - 9pm
Wednesday 9am - 9pm
Thursday 9am - 9pm
Friday 9am - 9pm
Saturday 9am - 9pm
Sunday 9am - 9pm

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+19014963256

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