Tag: Greenville SC real estate

Posted on

Herlong Sotheby’s International Realty shines huge light on the Upstate with CNE

Herlong Sotheby's International Joan Herlong blog

GREENVILLE, SC — About 250 Sotheby’s International Realty agents from more than 40 affiliates across the country plus the Grand Caymans saw the best the Upstate has to offer during the inaugural Carolinas Networking Event.

“The response from SIR agents everywhere was almost overwhelming,” said Joan Herlong, CEO and founder of the agency. “The feedback we’re still receiving has been uniformly positive — about greater Greenville, the incredible range of properties within our market and especially our magnetic downtown. Every aspect of this event delivered a wow factor.”

The Carolinas Networking Event (CNE) was held October 12-14 in downtown Greenville.

Felicia Delope, a real estate professional with Realogics Sotheby’s International Realty in Washington, said this was the first time visiting the region and Greenville exceeded her expectations.

“The city feels vibrant and welcoming, with a strong sense of pride in its growth and quality of life. Getting to experience the fall festival while we were there was the perfect glimpse into the community. You could see how much people love living here. I left with a deeper understanding of why the Upstate is such a desirable place to call home and I am excited to share that with clients who can truly choose anywhere,” she said.

Kathleen Faulkner-Goldin with Daniel Gale Sotheby’s International Realty in New York also lauded Greenville.

“What a wonderful city! I enjoyed every minute of my visit. So beautiful, so clean, so safe,” she said. “Each night, I walked several blocks to my hotel and enjoyed seeing all the people out and about enjoying their city.”

The concept for the CNE came after the Herlong Sotheby’s International Realty team attended the  “Global Networking Event” in Nashville, said Jackson Herlong, Chief Strategy Officer for the agency.

“The CNE was Joan’s brainchild. She envisioned a ‘fun-sized, bite-sized’ Sotheby’s Networking Event, but it’s a pretty daunting project when you invite 250 people to anything,” Jack Herlong said. “We each thought that there must be a way to gather the SIR agents / affiliates from the Southeast region, where most of the companies are of a similar size to us to come together.”

As the CNE began to take shape, Sotheby’s International Realty took a personal, supportive interest in helping the Herlong affiliate, which is a hallmark of the Sotheby’s brand in residential real estate.

“Sotheby’s International Realty has kept every promise they’ve made to me as an owner, and then some,” Joan Herlong said. “I regard their execs as a brain trust, a personally supportive resource that I call on whenever we need help, or just a sounding board. They’re the leading luxury brand in real estate for all the right reasons.”

The breakout sessions featured experts in risk mitigation, artificial intelligence, luxury lifestyle marketing and mastering social media. While several Upstate realty firms are many times larger, Herlong Sotheby’s International Realty is the leader in social media reach, followers and impact.

This first CNE exceeded Herlong’s goals and met or exceeded the expectations of fellow SIR agents.

“We’re exhausted but exhilarated, and already strategizing to make the next CNE even better,” Joan Herlong said. “We brought the Upstate to the world’s attention and they loved it.”

Posted on

Patrick Furman promoted to Managing Broker at Herlong Sotheby’s International Realty

Herlong Sotheby's International Realty Patrick Furman

Herlong Sotheby’s International Realty has named Patrick Furman as its new Managing Broker for its McDaniel Greene office.

As Managing Broker, Patrick will oversee the daily operations by ensuring compliance, mentoring agents and facilitating smooth transitions. He will work directly with Jack Herlong, the agency’s Chief Strategy Office and Broker in Charge for the McDaniel Greenville Office.

A New York native, Patrick joined Herlong Sotheby’s International Realty in 2017 and leads the Furman Group. Personally, he has been named to the agency’s President’s Circle, for high sales volumes numerous times, and the Furman Group has consistently led the company in group sales.

In addition, Patrick also served on the Greater Greenville Association of Realtors Ethics & Grievance Committee in 2020 and 2021, and is now serving a three-year term on the MLS Committee. 

But who is Patrick really? Here are five fast facts.

  • Patrick was born and raised in upstate NY, where he spent his mornings as a child delivering milk with his grandpa and working at the family dairy on the weekends. 
  • Before joining us, he was in the title sector of real estate for over 13 years;  owning a regional title search and property research company since 2010.
  • Patrick believes wholeheartedly that the more informed you are, the better decisions you will make. 
  • Since moving to Greenville, Patrick has focused on growing local roots and creating new traditions with his wife, daughter, their yellow lab Maeve and their shy English golden retriever Evey Jean.
  • He is an avid golfer and previously hosted a successful fundraising event to benefit the American Cancer Society.

“Because he is a top producer who served on the Agent Advisory Committee for over two years, Patrick Furman is well known and widely respected among his fellow agents. He is a natural fit for this additional leadership role, and the obvious choice,” said Joan Herlong, founder and CEO. 

Posted on

Upstate South Carolina Luxury Real Estate: Fall 2025 Trends

As the crisp autumn air settles across the rolling foothills of the Upstate of South Carolina, the luxury real estate market is entering a compelling chapter. 

Fall 2025 will bring nuanced dynamics steered by migration, lifestyle shifts, and evolving buyer expectations. Here’s what’s shaping the high-end scene in Greenville, Spartanburg, Anderson, Clemson, Six Mile, and their luxury enclaves.

Continued Influx & Steady Demand

South Carolina remains one of the top five fastest-growing states for domestic relocation, a trend strongly benefiting the Upstate, where the migration wave will continue through 2025 Buyers (particularly luxury seekers) are drawn from high-cost metros such as Atlanta, Charlotte, and the Northeast, seeking space, value, and quality of life.

Market Balance Amid Persistent Seller Strength

Inventory in the Upstate remains well below balanced levels, with about three months of supply compared to the six-month norm. This indicates a continued seller’s market.

However, in Greenville specifically, inventory has expanded sharply, up more than 44% as of mid-2025. Luxury homes remain in demand, especially estate properties with acreage and turnkey finishes.

Appeal of Unique Lifestyle & Cultural Assets

Luxury buyers are increasingly drawn to what the Upstate offers: seamless access to both nature and culture. Greenville, in particular, offers livability infused with art, performing arts, waterfront parks, and mountain vistas within reach These are the elements that resonate with affluent buyers’ values.

Luxury Price Growth in Key Towns

Price appreciation in towns and communities such as Clemson, Six Mile, Salem, Townville, and Sunset underscores the Upstate’s rising prestige:

  • Clemson home prices climbed more than 118% since 2010, reaching a median of about $409,000 in 2025.
  • Six Mile is seeing strong appreciation above $430,000, owing to lake access.
  • Salem continues to attract buyers seeking quiet, scenic mountain-lake retreats.
  • Townville, once affordable, has seen values remain above $400,000 as remote work and retirement demand climbs.
  • Sunset, which is home to exclusive Lake Keowee developments, continues a sharply upward trajectory.

All told, these towns reflect a broader theme: buyers value immersive settings where natural beauty and privacy align with luxury living.

Seasonal Timing: Fall as a Strategic Opportunity

Fall 2025 will emerge as a strategic selling window. Buyers delayed from the Spring and Summer when  mortgage rates lingering around the high-6% to low-7% range. Those buters are now eager to act before the end of the year. Sellers who combine precise pricing with high-impact marketing such as what we at Herlong Sotheby’s International Realty provide (professional photography, compelling videos, world class social media and lifestyle positioning) are finding motivated luxury buyers primed to transact.

“Autumn Fall” by Heather Wilson Smith/ CC0 1.0
Posted on

For Realtors, finding the best solution for the client is the ultimate goal

Herlong Sotheby's International Realty

The following blog was originally posted in the Greenville Journal on August 28.

There are times when a good Realtor will talk a buyer or seller off a ledge, not push them over it, says Joan Herlong of Herlong Sotheby’s International Realty.

“Sometimes, the best play is to talk someone out of being my client,” she says. “Because it’s our job to represent their best interests, not ours.”

Herlong points to a recent interaction.

“This couple was serious about buying one home and selling their own,” she says. “Both properties were well over $1 million.”

But there was a hitch — the home they were selling was better than the home they were thinking of buying, and they were both equally sized.

“They were neither downsizing nor upsizing,” Herlong says. “But the home they were interested in had a pool, and the pool was the tail that was wagging the dog.”

Instead of moving forward, Herlong advised the couple to install a pool at their existing home, which is what the couple decided to do.

“At first, they were stunned,” she says. “But as I explained it to them, they saw that to move just for a pool just didn’t make sense.”

Was this advice a missed opportunity for Herlong? It depends, she says.

“Yes, I talked myself out of a good bit of income and volume,” Herlong says. “But that’s not the point. I’m not here to shoehorn people into or out of their homes. That would be serving my bottom line. My job is to serve their bottom line, and that’s the better long-term strategy.”

Posted on

Diving into the topic of pools

Joan Herlong Sotheby's International Pool Blog

In the heat of the summer, homeowners who don’t have a pool may find themselves wishing they had one. 

Clients often the Associates at Herlong Sotheby’s International Realty whether adding a   pool adds value. 

Our boss Joan gives this sage advice, “pre-pandemic, I would advise   homeowners to add a pool for   their own enjoyment, not as a value-add because sometimes, a pool might actually drive a home’s value down. But post-pandemic, however, pools have become more than  just pools. They’re seen as a safe way for families to entertain and enjoy the outdoors. “

During the pandemic a friend with a heated pool was approached by other friends who offered to pay the heating costs if it meant their kids and friends could use it. 

Today, many buyers expect high end homes to have a pool, even if the topography doesn’t readily lend itself to it. The demand for pools skyrocketed during the pandemic, and that hasn’t come down. 

But not all pools are the same, she warns. 

“If you’re putting in an above-ground pool that is made of vinyl,  it’s probably not the right move,” she says. 

Instead, buyers should invest in gunite (a durable mix of ce ment and sand) pools over concrete or above-ground installa tions with vinyl linings. 

“If the quality of the pool doesn’t match the overall quality of  the house, you could be making a poor investment,” she says. “It’s  like paring flip-flops with a tuxedo — it just doesn’t work.” 

Posted on

Even in the high-end home market, cash is still king

Joan Herlong Sotheby's International Realty

Paying cash for a seven-figure home happens more often than people think, says Joan Herlong of Herlong Sotheby’s International Realty.

“Some buyers may finance part of the home as a tax shelter,” she says. “But in many cases, if they have the cash, they’re going to pay cash.”

And paying cash brings certain benefits for buyers and sellers, alike.

“Most notably, if the buyer brings cash, the seller knows the money is there,” she says. “There’s no waiting, no guessing, no wondering.”

Cash also greases the wheels in what can be a lengthy closing process.

“A cash buyer can close quickly,” she says. “Whereas those borrowing the money are constrained by lending rules that slow things down.”

Another benefit is that cash offers are not contingent upon appraisals.

Herlong says some cash buyers sometimes include an appraisal contingency, but that can be perceived by a seller as a red flag.

“This is because it removes the ‘arms-length’ aspect of the appraisal process, which could lead to a conflict of interest, depending on who the buyer brings in to do the appraisal (their brother-in-law, for example).”

The bottom line? Even in high-end residential home sales, cash is still king.

“If there are two identical offers on the same listing, the cash offer will almost always be the seller’s choice,” she says. “And it’s way more common for people in the market for a seven-figure home to come to the table with cash than first-time homebuyers.”

This post originally ran in the Greenville Journal

Photo Credit: Chelsea Ashford

Posted on

Two great ways to never sell a house!

Joan Herlong Sotheby's International Realty blog post

We bet you weren’t expecting this headline?

“The first, best way to not sell a house is by hosting a broker open house,” she says. “I’ve been doing this for more than 30 years, and I can only point to two times that a sale came directly from a broker open house. A broker open house is open only to brokers. And you generally lure them with promises of free food and prizes.”

It’s not that there’s something wrong with doing a broker open house, especially if it’s what the seller wants.

But Herlong says they’re too often overhyped.

“It’s misleading to tell a seller that a broker open house is going to jump-start the sales process,” she says. “I very rarely attend a broker open house.”

The second-best way to not sell a house is to list it, put a sign in the yard, and then go radio silent.

“It’s frustrating to ask a question and then it takes DAYS to get the listing agent to provide an answer. They don’t follow up with any alacrity,” she says. “A good listing agent anticipates questions and provides answers, up front. We should be proactive on our client’s behalf, not just reactive.”

So, what does sell a house?

“Three things: price, condition and presentation,” Herlong says. “And it is a three-legged stool. You can have a gorgeous estate at a great price but then post pictures you took with your cell phone and undermine the property.”

This story originally ran in the Greenville Journal

Photo credit: Chelsea Ashford

Posted on

Herlong Sotheby’s International Realty adds acclaimed Upstate Meteorologist

Christy Henderson, Herlong Sotheby's

 Last week, beloved award-winning Upstate meteorologist Christy Henderson announced she was leaving her post with WSPA after 21 years.

This week, Herlong Sotheby’s International Realty is proud to announce it has hired Henderson, who will be using her legal name of Christy Ross when she lists and sells homes for her clients, full-time as a Realtor Associate.

Originally from Fort Worth, Texas, Ross grew up among conversations about ranching, mineral rights, and owning land. Though most of her family has been involved with real estate, she chose an initial career path that followed her love of math and science. She graduated from Texas A&M University with a degree in Meteorology. Her on-air debut was at KCEN-TV in Waco, Texas, followed by stints in New Orleans, Los Angeles, Atlanta (where she did weather segments with guests such as The Rock, Kevin Bacon and Ed McMahon), Washington, D.C., and Dallas.

She is a six-time winner of the South Carolina Broadcasters Association’s “Weathercaster of the Year” award, and three-time winner for the SCBA’s “Personality of the Year” award.

“Christy’s honors underscore the trust she has earned among her viewers and colleagues,” said Joan Herlong, CEO of Herlong Sotheby’s International Realty. “Through her ability to connect, a deep-rooted understanding of the value of owning a home, and a passion for the area she serves, Christy serves as an incredible Realtor for her clients.”

Posted on

Joan Herlong: Buyer (Agent) Beware

Joan Herlong of Herlong Sotheby's International Realty

A lot of people mistakenly think sellers base buyer-agent fees on what kind of offer they get for their home.

“It matters because sellers are no longer obligated to pay anything to the buyer agent,” Herlong says. “Most of my sellers, for example, aren’t committing to a set fee, or percentage, any longer. They’re instead opting to negotiate buyer-agent fees as part of the final sales contract.”

This is tied to a change in National Association of Realtor rules that took effect in August related to guaranteed compensation for buyer agents.

“As of August, listing agents cannot recommend, imply or expect sellers to offer compensation to buyer agents,” Herlong says.

As a result, Herlong says, sellers are beginning to base buyer-agent compensation on whether the buyer agent is bringing any value to the transaction.

“Are they facilitating the transaction or just throwing up roadblocks?” Herlong says. “Because too many buyer agents simply parrot the buyer’s concerns and that doesn’t bring value. It only adds static and difficulty.”

This doesn’t mean a buyer must cater to the seller, but it does mean that buyers’ agents should ask intelligent, informed questions on behalf of the buyers.

A recent transaction underscores Herlong’s point.

“The buyer agent simply relayed her buyer’s concerns over and over again, making us wonder if she was not relaying our answers back to them, or whether the buyers were not listening,” Herlong recalls. “Either way, it gave the seller pause, and they went with an offer from another agent.”

This article originally ran in The Greenville Journal

Posted on

We’ve Rebranded!

Herlong Sotheby's International Realty

With an eye toward the future growth of the company, Joan Herlong announced the rebranding of one of the Upstate’s premier real estate companies Wednesday morning.

Herlong Sotheby’s International Realty will be the new name and brand for the agency that has been one of the top producing real estate firms in the region since its inception in 2011. Joan Herlong, the company’s founder and CEO, said a new brand was needed in order to take the company to the next level.

“We have developed an amazing group of Associates and want to attract more, and we want to create a brokerage that goes beyond just being my name out front,” she said. “We already have been heading in that direction, and this brand change signifies this new direction.”

Herlong stressed the new name did not signify a change in ownership or her taking a permanent step back from selling and listing, but added that was the ultimate goal for the company in the next 10 years.

“We remain a woman-owned business, but this change frees us up to be so much more,” Herlong said. “This change further empowers our Associates to build their own brands and identities. My goal is to strengthen them by being their leader and mentor.” 

In choosing a new brand name, Herlong praised working with Sotheby’s International Realty as a resource. The Sotheby’s International Realty affiliation is one of the few that puts the local owner’s name and brand first, which helps show buyers they are working with someone who knows the market.

The company has tripled in sales and the number of staffing since affiliating with Sotheby’s International Realty in 2017, she said.  It also has led to many of the company’s successes in the past few years including David Vandeputte setting a new Upstate record for a single-home sales price earlier this year and the numerous business accolades it has earned.

“This is an exciting new era for us and for me,” Herlong said. 

Herlong Sotheby's International Realty
Herlong Sotheby’s International Realty