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2025 U.S. Housing Market Outlook

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2025 U.S. Housing Market Outlook: National Trends, Vacation Properties, and Western North Carolina Spotlight.

The 2025 residential real estate market across the United States is entering a phase of balanced stabilization following the extraordinary seller’s market conditions of recent years. Nationally, experts from the National Association of Realtors, Zillow, and other industry leaders forecast a modest rebound in sales activity, with existing home sales expected to rise approximately 9% and new home sales by about 11% compared to previous years.

Home prices nationally are projected to appreciate slowly, typically between 1–4%. Zillow, for instance, anticipates nearly flat growth at 0.6%, while Redfin and the National Association of Realtors project increases closer to 4% and 2%, respectively. High mortgage rates have moderated growth, preventing dramatic price hikes and offering buyers some relief from past affordability pressures.

Inventory is steadily improving nationwide, with supply reaching around 3.7 months—a notable rise from the extreme shortages of previous years. Consequently, average time on the market has increased, with homes typically listed for around two months before selling, giving buyers more time for thorough property evaluation and negotiations. This shift suggests a healthier, more sustainable marketplace rather than one heavily skewed toward sellers or buyers.

Second Homes and Vacation Properties

The market for second homes and vacation properties is also adjusting toward balance. Vacation destinations, including popular mountain and lake communities, have seen improved inventory levels, offering prospective buyers increased selection and reduced competition compared to prior years. Rental income potential remains attractive, especially in established tourist destinations, driving continued demand for well-priced, strategically located properties.

Spotlight on Cherokee County, Western North Carolina

Cherokee County, situated in the picturesque westernmost region of North Carolina (encompassing Murphy NC, Andrews, Brasstown NC, and more), exemplifies many broader trends while showcasing unique local dynamics. Based on detailed MLS data from Navica, comparing the first quarter of 2025 with previous years (2020–2024), the county’s market reflects significant yet stable changes:

New Listings: Increased modestly, providing a healthier selection of homes and slightly easing buyer pressure.

Pending and Closed Sales: Saw notable declines from historic highs in 2021 and 2022 (down 20–35%) but remained relatively stable compared to recent quarters, indicating a moderation rather than a significant market downturn.

Median and Average Sales Prices: Continued rising significantly. The median home price reached $307,400 in Q1 2025—up approximately 77% compared to five years prior and consistently increasing 5–6% annually over recent years. This underscores strong and sustained demand in Cherokee County, reflecting ongoing appeal, especially for retirees, vacation homeowners, and remote workers attracted to mountain lifestyles.

Closed Sales Volume: After peaking dramatically in 2022, Cherokee County’s sales volume normalized, indicating a stable and sustainable level of market activity. The volume decreased only marginally year-over-year from 2024, signaling a robust yet balanced market.

What to Expect Locally and Nationally

In Cherokee County, as in the broader Western North Carolina region, the real estate market is moving toward equilibrium. Properties in good locations, particularly those suitable for vacation rentals or retirement living, continue to attract strong interest, albeit without the intensity of bidding wars seen in prior years. Buyers have gained negotiating power, enabling more favorable purchase terms, though sellers still enjoy considerable leverage due to sustained price appreciation.

The area’s inherent desirability, driven by natural beauty, outdoor recreational opportunities, cultural vibrancy, and quality of life factors, supports ongoing demand. Inventory improvements and slower sales cycles have restored healthier market dynamics, providing more balanced opportunities for both buyers and sellers.

The national residential market and specific locales such as Cherokee County are demonstrating a shift from extreme seller dominance toward a balanced environment in 2025. Prices are stabilizing at healthy, sustainable levels, and sales activity is increasing moderately. While the market is not yet fully buyer-oriented, increased inventory and longer time on the market benefit potential homeowners, offering a more thoughtful and less rushed buying experience.

Overall, 2025 promises to be a solid year for real estate transactions, particularly in regions like Western North Carolina, where lifestyle appeal and investment potential remain strong. Both buyers and sellers can expect clearer expectations and more balanced negotiations, ultimately creating a more stable and sustainable real estate landscape.

Looking to navigate the 2025 U.S. housing market or buy/sell in the Carolinas? Let us help at murphy nc real estate.

John Poltrock, Certified Residential Specialist – www.MyMurphy.com – JohnPoltrock@gmail.com – Call us Toll Free at 1-866-687-7496 for Murphy’s #1 Real Estate Team!

How to Sell Your House Without a Realtor (And Why You Might Not Want To)

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How to sell your house without a realtor might sound like an empowering and cost-effective way to go about the process—after all, skipping the agent means skipping commission fees, right? But before you dive into the DIY approach, it’s important to understand what selling your home without a real estate professional involves—and why many homeowners who start FSBO end up hiring a Realtor in the end.

Let’s take a closer look.

What It Takes to Sell Without a Realtor

Selling your home is more than just putting up a sign in the yard and listing it online. Here’s what you’ll need to do on your own:

Accurately Price Your Home

Pricing a home correctly is part science, part strategy. Go too high, and your home sits. Go too low, and you leave money on the table. Realtors have access to up-to-date market data and the experience to know how to price your home right the first time.

Prepare Your Home for Sale

From staging and decluttering to repairs and curb appeal, there’s a lot to consider before your first showing. Are you confident you know what buyers in today’s market are looking for? What about the best place to spend your hard-earned money? Spending a dollar to get $.50 back doesn’t make sense, and if you don’t put it in the right place, that can easily happen.

Market Your Property Effectively

Selling isn’t just about listing—it’s about reaching the right buyers. That means professional photography, compelling listing descriptions, digital advertising, open houses, social media, and tapping into buyer networks. Most FSBOs are limited to one or two platforms, while Realtors bring a much broader reach.

Handling showings and Inquiries

You’ll need to be available to answer calls, answer lots of questions, schedule appointments, show the home (sometimes on short notice), and follow up—all while juggling daily life.

Navigate Offers, Contracts, and Negotiations

This is where things get complicated. Can you read and understand a real estate purchase agreement? What about contingencies, addenda, and counteroffers? What about which lenders will drop the ball and not close on the property after dragging it on for months?

What about vetting cash buyers to make sure they can actually perform and are not just tying you up while they continue to shop for another house? One misstep could cost you thousands—or the sale entirely.

Keep the Transaction on Track

Once you’re under contract, the job isn’t done. You’ll need to coordinate inspections, appraisals, buyer financing, title work, and closing attorneys—all while keeping everything on schedule and legally compliant. What if the house doesn’t appraise?

How do you manage that situation? What about inspection repairs? Many home inspection reports are 70 pages long, full of items that need to be discussed and addressed.

The Reality of FSBO Sales

Here’s a stat that’s hard to ignore: According to the National Association of REALTORS®, FSBO homes typically sell for significantly less than homes sold with a real estate agent.

Why? It comes down to exposure, expertise, and negotiation. Without the guidance of a professional, many sellers unknowingly underprice their homes, miss crucial steps, or scare off qualified buyers.

Even with good intentions and strong motivation, selling your house without a realtor becomes a complex journey that many homeowners eventually decide isn’t worth the hassle or risk.

The Advantage of Hiring a Realtor (Like Us)

At The Poltrock Team, we do more than just list your home—we sell it. With over two decades of experience in the Murphy, NC market, we know how to price, market, and negotiate to get you top dollar. Our list-to-sale price ratio is consistently higher than the market average, which means more money in your pocket.

And because we handle every detail from start to finish, you get peace of mind—without the stress, guesswork, or costly mistakes.

Ready to Make Your Move?

If you’re still wondering how to sell your house without a realtor, let’s chat first. Even if you’re considering the FSBO route, we’d love to answer your questions and show you what’s possible with the right team on your side.

Call us today at 828-837-6400 or contact us here to schedule a no-pressure consultation.

And if you’re looking for trusted, local expertise, check out the top-rated Murphy, NC, realtors ready to help you get the most from your sale.

Cherokee County NC Real Estate Market Update – February 2025

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Why Sellers Are Choosing The Poltrock Team at RE/MAX Mountain Properties

The latest Cherokee County real estate data is in, and it paints a clear picture: homes are selling, and
sellers are succeeding—especially those who list with The Poltrock Team at RE/MAX Mountain
Properties.

According to the February 2025 Market Absorption Report, RE/MAX Mountain Properties represented a
staggering 50% of all closed transactions across the entire county. Even more impressively, The Poltrock
Team alone was responsible for over 21.9% of the market—a testament to the trust sellers place in us
and the results we deliver.

If you’re thinking about selling your home in Murphy, NC, or anywhere in Cherokee County, there has
never been a better time to reach out to a proven team that knows how to get your home SOLD.

Homes ARE Selling – And Here’s What’s Hot Right Now

The market is showing solid activity, with 576 homes sold in the past 12 months and 252 closings in the
past six months. While inventory sits at 228 active listings, the county as a whole is holding a healthy
absorption rate of just 4.8 months, which means it’s leaning slightly in favor of sellers.

Here are a few key takeaways:

  • • Strongest Performing Price Ranges:
  • • $175,000–$225,000: This range continues to be one of the most active. For example, the $175k–$200k
    category alone had 42 sales in the past 12 months with a low 2.3 months’ supply—indicating high buyer
    demand.
  • • $300,000–$350,000: With 74 sales in the $325k–$350k range and a steady 3.7 months’ supply, this
    bracket is very attractive to buyers.
  • • Weaker Performing Price Ranges:
  • • $500,000–$750,000: Despite 48 sales in the last 12 months, this range has a whopping 8.5 months of
    inventory, meaning homes here take longer to sell.
  • • $750,000–$1,000,000 and above: These luxury price points are seeing limited activity, with just 6
    closings in the past year and over 14 months of supply.
  • • Quick Sales in Lower Ranges: Homes under $200,000 are moving quickly, with days on market (DOM)
    as low as 42 and months of supply under 3 in many categories. However, options are dwindling in this
    price range, which may continue to drive demand.

What This Means for Sellers

If your property falls in the high-demand price ranges (especially $175k–$350k), you’re in a prime position
to sell quickly and for top dollar. Even in the higher-end market, strategic pricing and powerful marketing
—like what we provide at The Poltrock Team—can make all the difference in selling successfully.

No matter your price point, the agent and team you choose will dramatically impact your results. And the
numbers don’t lie:

  • • 1 in every 2 homes in Cherokee County was listed or sold by RE/MAX Mountain Properties
    • More than 1 in 5 sellers chose The Poltrock Team to get the job done

Ready to Sell Your Home in Murphy, NC or Cherokee County?

When you list with us, you get the power of RE/MAX’s unmatched market presence and the hyperlocal
expertise, personalized service, and aggressive marketing of The Poltrock Team. We know the numbers,
we know the market, and we know how to get your home SOLD.

Contact us today to schedule your free market evaluation and discover how we can help you sell faster,
smarter, and with confidence.

The Poltrock Team at RE/MAX Mountain Properties – Your Cherokee County Real Estate Experts.

At The Poltrock Team, your trusted Murphy NC Realtors, we’re here to help you sell with confidence in Cherokee County—faster, smarter, and with proven results.

How Many Times Can You Use Your VA Loan?

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For veterans, active-duty service members, National Guard and Reserve members, and some surviving spouses, the VA loan program offers a valuable path to homeownership. The program, administered by the U.S. Department of Veterans Affairs, provides several advantages, such as no down payment requirements, no private mortgage insurance (PMI), and competitive interest rates. However, one common question among veterans and military members is, How Many Times Can You Use Your VA Loan?

The good news is that you can use your VA loan multiple times throughout your life. There are specific rules and circumstances that determine when and how often you can access this benefit, so let’s explore them in more detail.

Understanding VA Loan Eligibility

Before diving into how many times you can use your VA loan, it’s important to understand the
basic eligibility requirements. To qualify for a VA loan, the applicant must meet the following
criteria:

  • Service Requirements: Typically, the applicant must have served 90 consecutive days of
    active duty during wartime, 181 days of active duty during peacetime, or six years in the
    National Guard or Reserves. In some cases, surviving spouses of veterans who died in
    service or from service-connected disabilities may also be eligible.
  • Credit and Income Requirements: While the VA itself doesn’t set a specific credit score
    requirement, most lenders will have their own minimum requirements. Additionally, you
    must demonstrate sufficient income and a reasonable debt-to-income ratio to show that
    you can repay the loan.

Once eligible, the VA loan benefit can be used multiple times, though there are certain conditions
that apply each time you take advantage of the program.

Using Your VA Loan for the First Time

The first time you use your VA loan, the process is straightforward. The major advantage is that
you won’t be required to make a down payment, provided the home price is within the VA’s
county loan limits (which vary based on location). Additionally, you won’t have to pay for
private mortgage insurance (PMI), which can save thousands of dollars over the life of the loan.

The most important point to note is that the loan amount available to you is based on your
entitlement. The VA guarantees a portion of your loan, and the higher your entitlement, the larger
the loan you can qualify for. Typically, your entitlement is set at $36,000, but it may be higher if
you are purchasing a home in a high-cost area. In cases where you’ve already used part of your
entitlement for a previous VA loan, it may be reduced, but it doesn’t mean you can’t use your VA
loan again.

Can You Use Your VA Loan More Than Once?

Yes, you can use your VA loan more than once, and in some cases, this can happen with minimal
complications. The program was designed to support veterans throughout their lives, so it is not a
one-time benefit. However, the rules for using your VA loan multiple times depend on your
previous loan activity and whether you’ve paid off your previous VA loan.

1. VA Loan Reuse with a Paid-Off Loan

The most common scenario where you can reuse your VA loan is if you’ve paid off your
previous VA loan. In this case, your entitlement will be restored, and you can use the VA loan
again to purchase another home. Essentially, as long as the previous loan is paid off and you no
longer have any remaining obligation, you can use your VA loan multiple times.

For example, if you purchased a home with a VA loan, lived there for several years, and then sold
the home, your entitlement would be restored, allowing you to use the VA loan benefit again.
This could be ideal for veterans who may have relocated for work, or those who want to
purchase another home after a period of time.

2. VA Loan Reuse with an Outstanding Loan

You can also reuse your VA loan even if you still have an existing loan. However, in this case,
the home you are purchasing must be considered your primary residence, and the total
entitlement used for both loans cannot exceed your available entitlement. In many instances, you
may need to work with your lender to determine how much entitlement remains, as well as
ensure that the new loan is within the VA’s limits.

This option is particularly beneficial for veterans who want to purchase a second home while still
holding onto their first one, as long as the home you are buying is going to be your primary
residence.

3. VA Loan Refinance

A VA loan can also be reused through a refinance option, specifically a VA Interest Rate
Reduction Refinance Loan (IRRRL). If you currently have a VA loan, you might want to
refinance to take advantage of lower interest rates or to streamline your current mortgage. This
can be done multiple times as long as you meet the eligibility requirements.

The Impact of Entitlement

The VA guarantees a portion of your loan, and this guarantee is based on your entitlement. The
standard entitlement is typically $36,000, but it can be higher depending on the county loan
limits or if you have used part of your entitlement for a previous loan.

If you still have a remaining entitlement after selling your home or paying off the loan, you can
use it again for another VA loan. If you have used all of your entitlement for a previous loan, you
may need to restore it by paying off the original loan or buying a less expensive home to use
your remaining entitlement.

How Many VA Loans Can You Have at Once?

In some cases, veterans have the ability to have more than one VA loan at a time. If you meet certain requirements, such as using part of your entitlement for one property while reserving the remainder for another, it’s possible to use a VA loan for a new home purchase while maintaining ownership of your previous VA-financed home. This option can be especially useful for veterans relocating for work or other personal reasons.

The ability to use your VA loan more than once is one of the program’s most flexible and beneficial features. Whether you’re buying a second home, refinancing, or just moving to a new location, How Many Times Can You Use Your VA Loan? becomes an important question. Your VA loan benefit can help you achieve your homeownership goals without requiring a down payment or PMI. While the specifics of each situation may vary depending on your previous loan history and entitlement, the VA loan program provides great flexibility for veterans to take advantage of the benefits multiple times throughout their lives.

If you’re considering using your VA loan again, make sure to work with a knowledgeable lender who can help guide you through the process and ensure you’re maximizing your benefits.

If you’re considering using your VA loan again and need expert guidance, working with a trusted professional can make all the difference. Whether you’re buying, refinancing, or relocating, a Murphy NC real estate agent can help you find the right home and maximize your VA loan benefits. Explore your options today!

New Construction: Why a One-Year Warranty Matters When Buying a New Home

Posted by John Poltrock on

Knowing that not all builders are created equal is essential when shopping for a new home. In many cases, builders aren’t required by North Carolina state law to offer a one-year warranty on their work. If you’re not careful, you could end up with a home that lacks the protection you expect after moving in. Worse yet, some builders operating in the market aren’t licensed, leaving you without the accountability of working with a reputable professional.

The Warranty Gap in New Construction

Many new home builders choose not to include a warranty simply because they aren’t mandated to do so. Without a warranty, any issues, whether defects in workmanship, faulty materials, or even unforeseen problems can become a costly burden on the homeowner. Even more concerning, some builders operating without proper licensing might not stand behind their work, leaving you with little recourse if problems arise.

Our Commitment to Quality and Trust

At The Poltrock Team at RE/MAX, we understand your home is one of your most essential investments. That’s why we only work with reputable, licensed builders who proudly back their work with a one-year warranty. This warranty isn’t just a piece of paper; it’s a promise that any issues arising from the quality of construction will be addressed promptly and professionally.

By partnering with builders who honor this commitment, we provide our clients with peace of mind, knowing that their new home has been built to high standards and with accountability. Our rigorous selection process means we’re committed to working only with builders with a proven track record of excellence and integrity.

Why Choose a Builder with a Warranty?

Protection: A one ‘year warranty can cover defects in workmanship and materials, giving you confidence that any issues will be resolved without unexpected expenses.

Accountability: Licensed and reputable builders are more likely to adhere to industry standards and local building codes, ensuring a quality build.

Peace of Mind: Knowing your investment is protected allows you to enjoy your new home without worry.

Discover Our Selection of New Homes

If you’re in the market for a new construction home, we invite you to explore our carefully curated selection by contacting us or clicking here to see our currently available new construction. We’re dedicated to connecting you with builders who stand behind their work. Our team is here to answer any questions you may have and help you navigate the home buying process with confidence.

Call us today at 828-837-6400 or visit our website to learn more about our selection of new homes. We also have more under construction that are not available on the market currently that we can show you when we know what you’re looking for. 

Celebrating Our Successful Blood Giveback Event: A Day of Community, Good Food, and Life-Saving Impact

Posted by John Poltrock on

This past Friday, The Poltrock Team hosted an incredible blood giveback event at our office in Murphy NC, and it was a fantastic success! We had over 100 attendees come out to support a day filled with community, connection, and life-saving contributions. With the help of our amazing donors and Blood Assurance, we collected 26 units of blood – enough to potentially save up to 78 lives!

Honey Bug BBQ: A Hit with Amazing Food

One of the highlights of the day was the food, courtesy of Honey Bug BBQ. They truly hit it out of the park, serving up delicious, crowd-pleasing barbecue that kept everyone coming back for more. Their mouthwatering dishes brought warmth to the event and were the perfect complement to an afternoon dedicated to giving back. If you missed them, you should find their Honey Bug Facebook page to find where they are next.

Wonderful Prizes and Facebook Announcements

We couldn’t have done this without the support of our wonderful clients and community members. To show our appreciation, we raffled off fantastic prizes! If you joined us, make sure to check out our Poltrock Team Facebook page, where we’re announcing the lucky winners – including special bonus prizes sponsored by Rod Brown at Farley Insurance.

Thank You to Our Clients and Community

Events like these remind us of the amazing people we’re privileged to serve here in Western North Carolina. A huge thank you to all our clients who came out to make a difference and to everyone who helped spread the word. This event was truly a celebration of what makes Murphy so special: the kindness, compassion, and generosity of our community.

Thank you again for a memorable day! Stay tuned on our Poltrock Team Facebook page for winner announcements, and keep an eye out for more opportunities to come together, give back, and strengthen our community.

Looking to make this wonderful community your home? Connect with a trusted Murphy NC real estate agent today!

Far Western North CarolinaL Open for Business After Hurricane Helene

Posted by John Poltrock on

Western North Carolina: Open for Business After Hurricane Helene

Despite Hurricane Helene’s recent impact, many areas of Far Western North Carolina is open for business! Communities like Murphy, Andrews, Hayesville, and others remain resilient, and the area is moving forward with real estate sales and daily life. The map attached highlights areas affected by the storm, but it’s important to note that most businesses and real estate markets in these towns are back to normal operations.

A Resilient Region Where Real Estate Opportunities Continue

Western North Carolina is known for its beautiful landscapes, tight-knit communities, and a strong sense of perseverance. If you’re in the market for a home or land in the mountains, now is a great time to explore the opportunities available. Whether you’re looking in Murphy, Andrews, Hayesville, or nearby areas, the market remains active, and we’re ready to assist buyers and sellers alike. With properties ranging from mountain cabins to expansive land tracts, your dream of owning a piece of this picturesque region is still within reach.

Why Invest in Western North Carolina?

•Breathtaking Scenery: The surrounding mountains, forests, and rivers provide unmatched natural beauty.

•Small-Town Charm: Friendly communities with a slower pace of life make this area a perfect retreat.

•The Best Parts of Life: Enjoy what life is really supposed to be about. A slower pace, friendlier people, and beauty at every turn.

 Come visit, explore our real estate market, and experience the beauty and charm of this resilient region! Learn more at DriveNC.gov

Contact us today for more information or to schedule a viewing of properties across Murphy NC, Andrews NC, Hayesville NC, and beyond.

Former Murphy Sherriff Joins The Poltrock Team

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Let’s extend a warm welcome to one of our newest team members, Derrick Palmer! 🎉

Derrick has been part of our team for several weeks now, and it’s high time he gets his own spotlight on our page. Many of you might already know Derrick, but here’s a chance to get to know him even better:

Derrick Palmer is a lifelong resident of Cherokee County. He graduated from Murphy High School and attended Western Carolina University. With 28 years in law enforcement, including 8 years as the elected Sheriff, Derrick brings a wealth of experience to our team. He is also the pastor of Ranger Baptist Church and has previously served as a pastor in two other communities, giving him a unique perspective on Western North Carolina.

Derrick is married and has three grown children and two grandchildren. He enjoys outdoor activities such as hunting, camping, and college football. Derrick obtained his real estate license in 2022 and is excited to serve the citizens and visitors of the area in this new capacity.

Looking to work with a trusted local expert? Connect with a Murphy NC real estate agent today!

NAR Settlement: How Will it Affect the Future of the Real Estate Industry?

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We got together with Cherokee County’s local Real Estate Attorney to discuss exactly how this NAR Settlement will affect real estate professionals and consumers alike. Will the current commission structure change? Will real estate agents be necessary anymore? Watch below to find out!

Have questions or need local guidance? Talk to a trusted Murphy NC real estate agent for expert help today!