Ben Murphy Real Estate Agent

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Lexington, KY
Ben Murphy Real Estate Agent

Real Estate Agent for Keller Williams Commonwealth

04/21/2026

Prime Steak, Rupp Arena, and Bluegrass data. This is Tuesday in Lexington. 🥩🏀

When I’m not scouting 1+ acre properties or managing the finance desk, there is only one place to decompress. The pulse of the Lexington real estate market isn't in the cookie-cutter subdivisions—it's right here downtown, where the lifestyle, the food, and the architecture create some of the highest value in the region.

🏙️ The Lexington Data: Don't buy the "market cooling" headlines. As of this April, the Lexington market is running a lean 2.1 Months of Absorption. That means if no new homes hit the market, we are completely sold out in 60 days. Demand remains prime.

My ideal Tuesday in the city: Dinner at [Jeff Ruby’s or Tony’s] followed by a quick walk past Rupp Arena or listening to live music. If you are looking for that urban edge in the heart of Bluegrass, we need to map your strategy.

What’s your 'Must-Go' spot for a downtown Lexington dinner? I’m looking for new recommendations for my out-of-town investors!

04/20/2026

The Lexington "Feeding Frenzy" is over. Welcome to the Strategy Era. 📉🤝

If you’ve been sitting on the sidelines waiting for the Lexington market to "cool off," look at the numbers for April 20th. We aren't seeing a crash, but we are seeing a correction to common sense.

The Monday Morning Intel:
✅ Inventory is Up: We have over 1,000 active listings in Lexington right now. More choices means you don't have to settle for a "choppy" layout just to get the zip code you want.
✅ Negotiations are Back: 161 homes in Lexington just had a price reduction. For the first time in years, buyers have the leverage to ask for repairs, closing costs, or better terms.
✅ Days on Market: The average home is sitting for 32 days. That means you actually have time to think, breathe, and bring your contractor through before making an offer.

The Ben Murphy Strategy: Don't just look for the "Newest" listings. I am currently hunting the "15+ Days on Market" category for my clients. That’s where the real deals—and the motivated sellers—are hiding.

Want to see the "Negotiation List" for 40502, 40513, or 40391? Comment "LIST" below and I’ll send you the homes with the biggest price drops this week.

#40502 #40513

04/17/2026

The Central Kentucky Acreage Battle: 1+ Acres for under $350k. Where is the real value? 🚜💨💰

I’ve been out scouting large homestead properties all week. My buyers are looking for one thing: 1+ Acres with an Open Layout (like those in image_36.png).

As we hit mid-April, the question isn’t if you can find land, it is where you get the most value for your lifestyle. Today, we are putting Wi******er vs. Richmond head-to-head.

Here is the strategy:

📍 WI******ER (40391) | The Value Play ($298k Median)

In Clark County, we are targeting older farmhouses that offer more land (1.5+ Acres) than modern subdivisions. You aren’t just buying a house—you are buying Leverage and Privacy. The goal is to buy for the land and use the equity difference to renovate and create the layout you actually want. (YOY Equity is +42.2%!)

📍 RICHMOND | The Volume Leader ($349k Median)

Madison County has MAX Inventory (482 Active Listings!). This is where you go when you won’t compromise on the house. With nearly 500 options, this is mathematically your best bet to find that elusive 1-Acre Modern Open Layout without lifting a hammer. (Also accelerating at +42.2% YOY!)

Ben’s Take: Both markets are accelerating fast. There is no wrong answer, only the right answer for you. What is your non-negotiable? The modern layout (Team Richmond) or the size of the land (Team Wi******er)? 👇 Comment below.

******erKYRealEstate

04/15/2026

Tax Day reminder: The single best wealth-building asset you own is Central Kentucky dirt. 🏡💡💰

It’s April 15. As you review your deductions and exemptions, don't miss the biggest financial advantage of owning your home—the immediate Tax and Equity Benefits of Real Estate.

📊 The Equity Data: In Lexington , Year-over-Year Equity is up +42.2% this April . That means the home you bought last spring is likely your highest-performing asset today.

Here are the Real Estate Investment Benefits I am counseling my clients on this week:

1. Primary Residence Exclusion (No Capital Gains): If you’ve owned and lived in your home for 2 of the last 5 years, you may exclude up to $250k (Single) or $500k (Married Filing Jointly) of that massive capital gain when you sell. (Consult your tax professional!)

2. Kentucky Homestead Exemption (Age 65+): Make sure your family members are utilizing the state property tax deduction for homeowners aged 65 and over. In Kentucky, this can be a major savings.

Ben’s Take: Real estate isn’t just where you live; it is how you protect your assets and build legacy wealth. In Central Kentucky, you aren't just buying a house—you are buying Leverage and Freedom.

Are you utilizing all your home’s financial advantages? Comment "EQUITY" below, and I’ll send you my complete Homeowner’s Asset Guide.

******erKYRealEstate

04/14/2026

Tuesday Strategy Session with a side of bourbon. 🥃🏛️

There is only one way to decompress after showing 1+ acre homesteads all day. If you are in Wi******er and you haven’t had the Battered Fish Sandwich at Loma’s at the Opera House, you are missing out on the best part of the 40391 lifestyle.

We are so much more than a bedroom community to Lexington. We have the only elevated sidewalks in KY, the only soda invented here, and some of the best historic architecture in the region.

I’m looking for new local recommendations to share with my out-of-town buyers this month. Where do I need to go in Clark County for my next Tuesday night meeting? 👇🍕

******erKY ******erLifestyle #40391

04/10/2026

Open floor plans on 1+ acre exist. I’m scouting them in Georgetown today. 🚜💨

The biggest pain point I hear from my buyers? They want acreage but hate "choppy" older layouts. They are tired of the compartment rooms from the 1980s.

They are demanding that 2026 Open Concept lifestyle: the great room flowing into the kitchen island, with the primary suite separated.

My Friday Scouting Report: I am executing a "Georgetown Pivot" for my clients this morning. We are touring three specific properties on 1+ acre lots in Scott County that hit this exact modern criteria.

📍 USDA Eligible (0% Down!) – Ranch build with a massive split-floor plan.

📍 Scott County Premium – Two-story modern layout with a huge backyard.

The Georgetown market ($385k Median List) is competitive but has the inventory to find that perfect marriage of land and layout.

Do you need to add your strategy to my tour list before these sell this weekend? DM me the word "GEORGETOWN" to book your showing now.

04/09/2026

Stop waiting for 3% rates. Marry the house—date the rate. 📈💍

Rates are holding at 6.23% APR for April, but here’s the reality I’m seeing on the finance brokerage side: The demand is not going away. If you wait for rates to hit 5%, the competition for Wi******er inventory will explode, driving prices up another 10%+.

📊 The Wi******er Data: In Wi******er (40391), Year-over-Year Equity is up +42.2% (even as March list prices stabilized). We are still in an accelerating market.

This is my advice to all my clients: Buy the house at today's price, and we’ll strategically manage the rate later. Don't lose an entire year of equity over a fraction of a percent.

Are you on the fence because of rates? DM me and let's pull the actual numbers on your monthly payment.

******erKY RealEstate

04/08/2026

Why is it so hard to find an open floor plan on 1+ acre in Central KY? 🚜💨

I’ve been out with buyers all week across Wi******er, Richmond, and Georgetown, and the struggle is real. Most homes on acreage in our region were built in an era of "closed-off" rooms. If you want that modern 'Great Room' feel with room to breathe outside, you have to be strategic.

Here is the April 2026 Strategy:

📍 The Georgetown Pivot: Scott County is the "New Build Capital." If you want 1-acre lots with 2026 floor plans (Open kitchens, primary suites), this is your best bet. Homes move in ~47 days, so we have to be fast.

📍 The Richmond Volume: With nearly 500 active listings, Madison County gives us the best mathematical chance of finding that unique marriage of land and layout.

📍 The Wi******er Equity Play: With a median list price around $298k, Clark County offers the best value. My advice? Buy for the land and the location—we can use the equity gap to open up those walls and create the layout you actually want.

The Math: Mortgage rates are holding at 6.23%. If you wait for a rate drop, the competition for land will explode. Buy the dirt now—manage the rate later.

Which matters more to you: The modern layout or the privacy of the land? Let me know in the comments. 👇

******erKY #40391

04/04/2026

📍 Versailles Market Update
The Vibe: Premium & Exclusive. Versailles is currently a seller’s market, driven by limited supply and a move toward higher-end listings.

Median List Price: $444,250

Inventory: 123 Active Listings (Inventory is up 51% YoY, but still tight overall)

Market Pace: Median days on market is 64 days.

Sales Price: Buyers are currently landing homes at roughly 97% of the list price.

Seller Tip: Versailles is seeing a "mild price correction" of about 7% compared to last year’s peaks. Pricing your home realistically from day one is the key to a fast sale.
Buyer Tip: While it's a seller's market due to low total volume, the 51% increase in active listings since last year means you have the best selection of homes Versailles has seen in a while.

04/03/2026

📍 Georgetown Market Update
The Vibe: High Demand & Steady Value. Georgetown remains a balanced to slightly seller-favored market with prices holding firm.

Median List Price: $395,000 (Holding steady with 0% change year-over-year)

Inventory: 303 Active Listings (Down significantly—32%—from last year!)

Market Pace: Speed is the name of the game here. Homes are moving in a median of 50 days.

The Bottom Line: Georgetown is "heating up" on the Hotness Index. Demand is staying high despite the lack of new inventory.

Seller Tip: Since inventory has dropped by nearly a third, you are in a fantastic position to list. Competition is low!
Buyer Tip: Be ready to act. With only about 2 months of supply, the best homes are still going pending in under 3 weeks.

Address

1908 Bryant Road UNIT 250
Lexington, KY
40509

Website

https://www.youtube.com/channel/UCnXonw1sylF8qqD5TeCwBEQ/, https://www.tiktok.com/@livinginlexingtonky

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