Lance Smith - Realtor

04/24/2026

There’s a house, then there is a Home.

102 Shelby St Old Hickory, TN

Reach out to view!

03/18/2026

Is it a good time to buy?

How’s the market?

But the interest rates…

The price of homes are too high…

“Im just going to wait for…”

I hear it all the time. The truth is, waiting does not make the decision easier. It can in fact, make it much more difficult.

03/17/2026

✨🏡 Inglewood Gem on a Rare Half Acre!

Fully renovated cottage in East Nashville with all the charm + modern upgrades you’ve been looking for 😍

✔️ Finished basement
✔️ Oversized garage + studio (full bath included!)
✔️ Huge backyard with patio 🌿🔥
✔️ Endless potential—live, invest, or create

📍 5 mins to Riverside Village & Five Points
📍 15 mins to Downtown + Airport

Zoned for Dan Mills Elementary 📚
💰 + up to 1% lender credit available

Opportunities like this don’t last—come see it before it’s gone! 🚪✨

DM me “GREENLAND” to get the intel on this property.

02/26/2026

🔥 REAL ESTATE HAS MORE THAN ONE PATH 🔥

Most people think investing only means buying a rental…

But there are MULTIPLE ways to win in real estate 💰🏡

Here’s a quick breakdown 👇

💵 WHOLESALE
Find discounted deals.
Assign the contract.
Collect a fee.
➡️ Fast cash
➡️ Low capital needed
➡️ Strong negotiation required

🔨 FIX & FLIP
Buy under market.
Renovate smart.
Sell for profit.
➡️ Bigger profit potential
➡️ Higher risk & costs
➡️ Timing matters

🏦 BRRRR
Buy. Rehab. Rent. Refinance. Repeat.
➡️ Build long-term rental wealth
➡️ Recycle capital
➡️ Requires patience + strong numbers

📄 NOVATION
Secure the deal.
List retail.
Replace yourself in the transaction.
➡️ Often larger spreads than wholesale
➡️ Must be structured correctly
➡️ Timing + transparency are key

🤝 SELLER FINANCING
Buy directly from the owner.
Flexible terms.
No traditional bank required.
➡️ Creative financing power
➡️ Contracts must be solid
➡️ Understand due-on-sale risk

🏠 LONG-TERM RENTAL
Steady monthly income.
Equity over time.
Possible appreciation + tax advantages.

🌴 SHORT-TERM RENTAL
Higher cash flow potential.
Vacation style income.
➡️ More management
➡️ Local laws matter

✨ There isn’t one “right” strategy.
There’s the strategy that fits your goals, capital, and risk tolerance.

02/13/2026

February & March are the most overlooked months for home maintenance ❄️➡️🌷 — but they matter more than most homeowners realize.

Here in Middle Tennessee, freeze-thaw cycles quietly cause roof damage 🏚, loosen shingles, stress gutters 🌧, and create small leaks 💧 that turn into expensive repairs once spring storms hit.

Before the busy season starts, take 30 minutes to:

✔️ Check for winter roof or siding damage
✔️ Inspect ceilings & attic spaces for water stains
✔️ Replace HVAC filters & schedule spring service 🔥
✔️ Clear gutters & downspouts
✔️ Trim dead branches near your roof 🌳
✔️ Test smoke & carbon monoxide detectors 🚨

Small maintenance now = fewer surprises later.

But more importantly… it protects your equity 💰.

Your home isn’t just where you live — it’s likely your largest financial asset 🏡. Preventative care keeps property value strong heading into the spring real estate market 📈

Dont Sell Without The Intel

DM me VALUE for a free valuation.

02/01/2026

📊 Nashville Real Estate Market Update – January 2026

If you’re watching headlines and wondering “what’s really happening?” — here’s the data-driven truth ⬇️

🏠 Inventory is rising
We’re now at 7+ months of supply, meaning buyers have more choices and sellers need strategy, not guesswork.

👀 Buyers are still active
Average showings per listing are UP.
Serious buyers haven’t left — they’re just more selective.

⏳ Homes are taking longer to sell
Average days on market: ~45 days
That’s a healthier, more balanced pace — not a slowdown.

💰 Prices are holding steady
Average closed price around $880,000
This market is normalizing, not crashing.

📉 Mortgage rates are stabilizing
30-year fixed rates hovering around 6.1%
Stability helps buyers plan and keeps deals moving.

🎯 Bottom line:
This is no longer a frenzy market — it’s a strategy market.
The right pricing, preparation, and positioning still win.

📩 DM me “MARKET” if you want the full report.

01/22/2026

Stop Waiting for the “Perfect” Rate: The Cost of Sitting Out
Are you waiting for mortgage rates to hit 3% again before you buy? You might be waiting forever, and it’s costing you more than you think. Here is the reality of the market and why “dating the rate” is a smarter move than waiting for a miracle.

The Historical Perspective
Current rates might feel high compared to the recent past, but looking at the last 50 years, today’s 6.0% is actually below the long-term average.
* 1980: 14.4%
* 1990: 10.1%
* 2000: 8.2%
* Today: 6.0%

The “Waiting” Math: A $100,000 Mistake?
Let’s look at a real-world scenario in a market like Seattle:
* Buy Now: An $850,000 home at a 6% rate results in a $5,096 monthly payment.
* Wait 2 Years: You hope rates drop to 5%. However, if home prices rise by just 3% annually, that same house now costs $901,000.
* The Result: Your payment drops to $4,837 (saving $259/month), BUT you missed out on $51,000 in equity and spent $50,000+ in rent you’ll never see again.
Total Net Loss: Over $100,000 just to save $259 a month.

What the Experts Are Saying
Don’t expect a massive drop anytime soon. Most major institutions see rates staying steady or declining only slightly:
* Mortgage Bankers Association: Expecting rates between 6.3%–6.4% through 2027.
* Fannie Mae: Predicting a slow slide to 5.9% by the end of 2026.
* NAR: Forecasting rates will remain above 6% for the foreseeable future.

The Bottom Line
You marry the house, but you date the rate. You can always refinance if rates drop, but you can’t go back in time to buy a house at today’s price once appreciation takes off.

01/20/2026

⏱️ The biggest advantage sellers miss every year?
Waiting too long.

Leverage doesn’t show up when everyone lists.
It shows up before the crowd.

Right now:
• Less competition 🏡
• More buyer attention 👀
• Stronger positioning 📊

When spring inventory floods the market,
buyers get picky… and sellers lose control.

The smartest sellers don’t wait to “see how it goes.”
They move early, with a plan, while leverage is still on their side.

📉 Quiet market ≠ weak market
📈 Quiet market = strategic market

If selling is on your radar this year,
now is the window to prepare — or act.

📩 DM me “VALUE” and I’ll walk you through the numbers for your home.

01/15/2026

01/10/2026

📉 Mortgage Rates Dropped Significantly
• Mortgage interest rates fell sharply and hit levels not seen in around three years, which could be good news if you’re thinking about buying or refinancing a home. 

⚠️ But There’s a Big “But”
• The big catch is that rates have been very volatile — meaning they’re swinging up and down a lot in a short time. That makes today’s low rates less certain to stick. 

📈 Some Lenders Have Already Raised Rates
• Because of the market’s ups and downs, at least one lender has already increased rates back up slightly after the drop. More lenders could do the same. 

🏠 What This Means for You
• Good news: If you can lock in a rate now while they’re low, you might save money over the life of your loan.
• Watch out: These low numbers might not last long because market conditions are shaky.

If you want help understanding how this might affect your specific situation (like refinancing vs. buying), let me know!