Realty One Group Results - owner Kirk/Teresa T Overcash

10/03/2026

NC Rental Property Insurance Changes 10/1/26:

NC dwelling-insurance rates changed October 1. Learn which policies are affected and what to ask before renewing or buying a rental property.

10/02/2026

New credit check methods?

See how mortgage lenders use your credit scores, what VantageScore changes, and how two scores compare with three in a simple NC buyer example.

09/28/2026

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09/20/2026

Should you buy a North Carolina home now or wait for mortgage rates to drop? 🏠📊
Following the Fed’s recent rate hike, mortgage rates reached 7.20% It’s easy to feel like the market is locked up, but let's look at the actual numbers rather than headlines.
Here is what the math looks like on a $350,000 NC home (20% down, 30-year fixed):
At February 2026’s rate of 6.09%, monthly principal & interest was $1,694.98
At today’s 7.20% rate, that same loan is $1,900.61/month—a $205.63 monthly increase
If you keep your monthly budget capped at $1,695, your buying power has dropped by $37,867
So why are savvy buyers still moving forward?
Seller Concessions: Across 3,678 recent closed sales in Forsyth, Guilford, Davie, and Davidson counties, 57.5% of sellers provided concessions (median $5,000) and 38.0% reduced their list price Applying a $5,000 credit toward a rate buydown gives immediate monthly relief without refi costs
The "Waiting for Rates" Paradox: Historically, mortgage rates fall when the labor market weakens and economic conditions worsen Waiting for 6% rates often means waiting for broader economic uncertainty
Refi Realities: Refinancing costs 2%–5% in closing fees On a $280K loan with $5,600 in refi costs, dropping 1% (to 6.20%) takes 30 months just to break even
When SHOULD you wait? Waiting makes total sense if it fixes a specific problem:
Saving to reach 20% down to eliminate PMI ($150–$300/mo saved)
Improving your credit score from under 680 to 740+ (which can cut your rate by up to 0.5%+)
Settling a job or income change before underwriting
Decide based on your financial file and life timeline, not rate forecasts
!
📲 Want us to run the payment math on your specific budget? Send a direct message or text 336-262-3111

The Fed just raised rates in September 2026 and 30-year fixed hit 7.20%. Here is the honest math on buying now vs waiting, using real Triad closing data.

09/19/2026

🚨 Facing a higher property tax bill in Forsyth, Guilford, Davidson, or Davie County this year? Here is what you need to know BEFORE you appeal your assessment! 👇

Many homeowners don't realize there are two moving parts to a tax bill:
1️⃣ The Tax Rate (Set politically by county commissioners & city council)
2️⃣ The Assessed Value (Set by the county tax assessor)

👉 You CANNOT appeal the rate. You CAN appeal the value—but only inside the statutory window and with objective factual evidence!

Here’s the breakdown across the Triad for 2026:

📍 FORSYTH COUNTY: Median residential values jumped 72% in the 2025 revaluation. The general appeal window is closed, meaning new appeals are limited under NCGS 105-287 to specific issues like clerical errors, mismeasured square footage, or unrecorded physical damage.

📍 GUILFORD & DAVIDSON COUNTIES: Under Session Law 2026-8 (SB 889), 2026 reappraisals were paused for a year, leaving 2025 property values on Fall 2026 bills. However, tax bills still increased for many because local tax rates were raised (Guilford county rate rose 5.9¢ and Greensboro city rate rose 12.6¢).

⚠️ CRITICAL WARNING ON PAYMENT:
Appealing does NOT delay your tax deadline! Under NCGS 105-360, taxes are due Sept 1 and payable without penalty through Jan 5. Always pay your bill on time and appeal in parallel. If your appeal succeeds, the county will refund the difference!

🏆 WHAT WINS AN APPEAL:
✅ Recent licensed appraisals
✅ 3-4 identical sales comps in your neighborhood
✅ Contractor repair estimates for major physical defects (roof, septic, mold, structural)
✅ Corrected property record card errors

❌ WHAT DOES NOT WORK:
❌ Complaining that taxes went up too much
❌ Personal budget/affordability arguments (ask about the NCGS 105-277.1 homestead exclusion instead!)
❌ Using foreclosures or distress sales as comps

Thinking about filing an appeal? Send us your address and we’ll give you an honest read on whether your case has mathematical merit—at zero cost!

📞 Call/Text Teresa Overcash: 336-262-3111
🌐 Visit: https://homesintriadnc.com


https://www.homesintriadnc.com/blog/how-to-appeal-triad-nc-property-tax-2026-forsyth-guilford-davidson-davie

Your Triad NC property tax bill is here. Here is exactly when and how to appeal in Forsyth, Guilford, Davidson, and Davie counties, the evidence the Board of Equalization and Review actually accepts, and when an appeal is not worth your time.

09/18/2026

Don’t cut your home's price by $6,500 until you read this! 🏠👇
When Triad homeowners want to attract buyers, the instinct is usually to drop the price. But the latest market data reveals a far smarter way to structure your deal
Did you know? 📊 57.1% of Triad sellers are already giving concessions at closing 💰 1.82% ($5,000) is the median concession sellers currently pay 📉 1.84% ($6,453) is what it costs to fund a full 2-1 Rate Buydown on a median $350,000 home
Here’s why the STRUCTURE of your money matters more than the amount:
🔹 Option A: Reduce Price by $6,453 The buyer’s mortgage payment drops by $33.52/month (Barely enough for dinner out 🍕).
🔹 Option B: Restructure $6,453 into a 2-1 Rate Buydown The buyer’s rate drops 2% in Year 1, saving them $356.00/month!
Same cost to you as the seller—but 10x the impact for a buyer who is tight on cash when moving Plus, sellers who offered concessions closed at 99.6% of list price, preserving the neighborhood valuation benchmark!
📍 Negotiated directly in Paragraph 4 of your NC Form 2-T Contract
Selling a home in Forsyth, Guilford, Davie, or Davidson County? Don't leave money on the table
📲 Text me your address at 336-262-3111 and I’ll run a side-by-side net sheet comparison for your home!

In Triad NC right now, sellers are giving concessions on 67% of clo...

09/15/2026

Heading into a real estate closing in North Carolina? Don't let a hidden $500 "junk fee" catch you off guard at the final table! 🏡💰
When buying or selling a home, most consumers expect to pay agreed-upon commissions and standard third-party closing costs However, many brokerages now add flat administrative or transaction fees—typically ranging from $400 to $600, and sometimes exceeding $1,000 to $2,000
National research estimates home buyers and sellers pay roughly $2 billion per year in these extra charges
Here is what every NC buyer and seller needs to know before signing an agency agreement:
Watch the Labels: These charges go by many names, including admin fee, transaction coordinator fee, document storage fee, broker service fee, or technology fee
Know Your Rights Under NC Law: Under 21 NCAC 58A .0109(d), North Carolina requires brokerage fee disclosures to be made in "sufficient time to aid a reasonable person's decision-making" Discovering a surprise fee on your Closing Disclosure days before closing does not meet this standard
Everything is Negotiable: You have full leverage to ask your agent to waive the fee, reduce it, or adjust the commission split accordingly before signing Under federal RESPA guidelines, closing fees must be tied to an actual settlement service performed rather than general overhead
Transparent Alternatives Exist: At Realty ONE Group Results, our 265+ agents across 8 NC offices never charge admin, transaction, or document fees—the agreed commission is the only fee you pay
Thinking about buying or selling, or unsure what a line item on your agency contract means? Drop a comment below or send a message for a free, transparent contract review! 📩

Admin and transaction fees typically run $400 to $600 and sometimes over $1,000, charged on top of commission. Here is what NC's disclosure rule requires and how to negotiate the fee out.