Godley Real Estate

08/14/2026

Authentic Shepherds Pie

07/24/2026

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06/28/2026

This right HERE‼️

I had a discussion with a friend. here is the argument: you borrow $250,000, you pay back $598,000, and $348,000 goes straight to the bank in interest. Then you fix things that break, pay property taxes every year, pay insurance every month, and hand 3-6% to a realtor when you sell. And we act like renting is throwing money away.

The post makes a real point. It also tells half the story. MMS shows you both sides.

The true cost of buying that $250,000 home.

At 7% over 30 years, total mortgage repayment is $598,000. Add average annual maintenance of 1.5% of home value, $3,750 per year or $112,500 over 30 years. Add property taxes at 1.1% annually, $2,750 per year or $82,500 over 30 years. Add homeowner's insurance at $1,500 per year, $45,000 over 30 years. Add realtor commission of 5% when selling, $12,500 on the original purchase price. Total cost of ownership over 30 years: approximately $850,000.

The true cost of renting for 30 years.

The equivalent rental for a $250,000 home in most US markets is approximately $1,500 per month. At 3% annual rent inflation over 30 years, total rent paid reaches approximately $856,000. At the end of 30 years the renter has paid $856,000 and owns nothing.

Here is where the comparison turns.

The homeowner who paid $850,000 over 30 years owns an asset. A $250,000 home appreciating at the US historical average of 4.4% per year is worth approximately $880,000 after 30 years. The homeowner's net position: $880,000 asset minus $850,000 total cost = $30,000 ahead, plus they own an $880,000 home outright.

The renter who invested the difference, the down payment plus the monthly gap between rent and mortgage payment, in a stock market index fund could potentially build comparable or greater wealth. In markets where homes appreciate slower than the index, renting and investing wins. In markets where homes appreciate faster, buying wins.

The one variable that decides the answer is your local price-to-rent ratio and your expected holding period. In cities where homes cost 20-25 times annual rent, renting and investing often makes more financial sense. In cities where homes cost 15-18 times annual rent, buying typically wins over a 10-year or longer horizon.

Renting is not throwing money away. But neither is buying. The question is which one builds more wealth over your specific timeline in your specific market.

Are you currently renting or buying and do you feel like your choice is building wealth?

Share this with someone currently arguing that renting is throwing money away without running the full numbers on both sides.

Follow MMS for the financial mechanics behind the decisions most people make on inherited assumptions.

06/26/2026

If you’re designing a laundry room with building science in mind, the goal is moisture control, durability, leak prevention, indoor air quality, and ease of maintenance—not just aesthetics.

1. Floor Drain (Top Priority)

A floor drain can prevent thousands of dollars in damage from:

* Washing machine hose failures
* Water heater leaks
* Utility sink overflows
* HVAC condensate backups

2. Waterproof Flooring

Best options:

* Porcelain tile
* Sheet vinyl
* Epoxy-coated concrete

Avoid:

* Carpet
* Hardwood
* Standard laminate

3. Leak Detection System

Install:

* Automatic water shutoff valve
* Leak sensors under washer, sink, and water heater

Popular systems can detect leaks and automatically stop water flow before major damage occurs.

4. Metal-Braided Washing Machine Hoses

Replace rubber hoses with braided stainless-steel hoses.

* Longer lifespan
* Less likely to burst
* Inspect every few years

5. Proper Dryer Vent Design

* Smooth metal duct only
* Shortest run possible
* Minimize bends
* Vent directly outdoors

Avoid flexible plastic or foil ducts that collect lint and create fire hazards.

6. Mechanical Ventilation

Laundry rooms generate significant moisture.

Include:

* Exhaust fan vented outside
* Humidity-sensing controls if possible

This helps prevent:

* Mold growth
* Musty odors
* Excess indoor humidity

7. Dedicated Makeup Air (Large Homes)

For tightly sealed homes, consider ventilation planning so exhaust fans don’t create pressure imbalances.

8. Utility Sink

Useful for:

* Hand washing
* Cleaning paint brushes
* Emergency overflow situations

Choose a deep utility sink over decorative styles.

9. Water-Resistant Wall Materials

Near sinks and appliances:

* Tile backsplash
* Fiberglass reinforced panels (FRP)
* Moisture-resistant drywall

10. Raised Appliances

Pedestals or platforms:

* Reduce bending
* Make leaks easier to spot
* Protect appliances from minor flooding

11. Exterior Wall Pipe Protection

If possible:

* Keep water lines out of exterior walls
* Route plumbing through interior conditioned space

This reduces freeze risk and improves long-term durability.

12. Adequate Lighting

Include:

* Bright overhead lighting
* Task lighting
* Easy access to shutoff valves

13. Storage for Chemicals

Provide a dedicated cabinet for:

* Detergents
* Bleach
* Cleaning products

Keep them away from children and separate from food storage.

14. Air-Sealing and Insulation

If the laundry room is near a garage or exterior wall:

* Air seal penetrations
* Insulate properly
* Seal around dryer vent and plumbing penetrations

This improves energy efficiency and indoor air quality.

15. Centralized Mechanical Room Concept

Many high-performance homes place:

* Laundry
* Water heater
* HVAC equipment
* Water manifold

in one durable, easy-to-maintain service area.

Building Science “Gold Standard” Laundry Room

✅ Floor drain
✅ Waterproof floor with coved base
✅ Leak sensors + automatic shutoff
✅ Deep utility sink
✅ Exterior-vented exhaust fan
✅ Smooth metal dryer duct
✅ Plumbing on interior walls
✅ Bright lighting
✅ Moisture-resistant finishes
✅ Easy access to water shutoffs

A building scientist typically views the laundry room as a water-management room, not just a place to wash clothes. Designing for leaks and moisture from day one is much cheaper than repairing water damage later.

06/25/2026

Falls Lake Update: The recent rainfall has really not done much to stop Falls Lake free fall, as the lake continues to rapidly drop with less than 60% of water supply remaining quickly approaching, if the current pace continues with limited rainfall/ no substantial lake level increases the US Army Corps of Engineers forecasts the less than 50% remaining water supply by the end of July.

Additional water restrictions could be needed in Raleigh before much longer.

-Ethan

06/17/2026

‘Market psychology’ is the idea that people don’t buy, sell, rent, or invest based only on facts —they react to emotion, perception, confidence, fear, and social behavior.

Housing markets are heavily psychological.

For example:

If people BELIEVE:
🏡 prices will keep rising,
they rush to buy.

If people BELIEVE:
📉 the market is weakening,
they pause, negotiate harder, or wait.

That change in behavior alone can shift the entire market.

This is why perception matters so much in real estate.

A rental sitting publicly for 120 days sends a psychological signal:
• weak demand
• overpriced rent
• too much inventory

A freshly relisted property at a higher price sends a different signal:
• confidence
• scarcity
• ‘premium’ value
• demand still exists

Even if it’s the SAME house.

That’s market psychology.

It influences:
• buyers
• renters
• investors
• builders
• banks
• appraisers
• media headlines

Modern housing markets don’t run on numbers alone —they run on confidence.

And confidence can keep markets elevated longer than fundamentals alone would suggest.

06/17/2026

Corporate rentals in Wake County are exposing what’s really happening in the housing market.

A home sits empty for 72 days…
gets removed from Zillow…
then returns a week later at a HIGHER rent like nothing happened.

Why?

Because in today’s market, appearance matters more than reality.

If a listing sits too long:
❌ buyers/renters think demand is weak
❌ investors get nervous
❌ algorithms stop promoting the property
❌ price reductions become public records

So instead of lowering the rent publicly, many companies:
• remove the listing
• relist it as ‘new’
• reset the clock
• offer hidden specials privately

This is why renters should stop assuming:
‘Higher price = higher demand.’

Sometimes higher prices are actually covering weaker demand.

The Raleigh/Triangle market is shifting —
and the data is starting to show it.

06/17/2026

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New home construction pulled back in May, with single-family housing starts falling 6.7% from a year ago as high mortgage rates, rising costs, and economic uncertainty continued to weigh on builders. The Northeast was the only region to post year-over-year gains in both starts and permits, while the South saw the sharpest permit decline, down 6.7% from a year ago.

05/26/2026

Tensions are continuing to grow between Southeast Raleigh residents and city officials as community members raise concerns about transparency, public input, and the direction of several major projects tied to Raleigh’s 2022 parks bond.

Residents connected to the historic South Park–East Raleigh neighborhood say years of grassroots planning centered on preserving Black history and preventing displacement are being overshadowed during implementation, even as projects like the South Park Heritage Trail continue moving forward.

Read more in City Moves Forward On SE Raleigh Project Despite Alarms by Jordan Meadows, Staff Writer.

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