Kelsey & Arrio Granum - Coldwell Banker KPDD

Kelsey & Arrio Granum - Coldwell Banker KPDD 📍 Columbus • Fort Benning • Alabama
🔑 Buyers • Sellers • Military
🇺🇸 Husband + Wife Real Estate Team
🏠 30 Doors & Counting We're Kelsey and Arrio Granum.

a husband-and-wife real estate team passionate about helping families buy, sell, and invest with confidence. Married since 2013 and investing together since 2015, we’ve handled real estate transactions all across the U.S., gaining valuable experience and insight along the way. Kelsey, a native Texan, brings a warm, approachable style and a sharp eye for matching families with homes that truly fit

their needs. After years of personal investing, she turned her passion into a full-time career, helping others navigate their real estate journey with ease. Arrio, originally from Oregon, serves on Active Duty in the Army and understands the challenges that come with frequent moves, tight timelines, and buying from a distance. Together, we combine firsthand knowledge of military life with broad experience helping clients from all walks of life. Whether you’re relocating locally or across the country, buying your first home or your next investment property, we’re your boots on the ground and trusted partners every step of the way. When we’re not working, you’ll find us adventuring with our three kids—camping, exploring nature, or relaxing by the beach. We're here to make your real estate experience smooth, informed, and stress-free.

Your first 30 days at Fort Benning. 🎖️🏡The families who settle in fast aren't lucky, they're deliberate about weeks one ...
09/04/2026

Your first 30 days at Fort Benning. 🎖️🏡

The families who settle in fast aren't lucky, they're deliberate about weeks one through four.

→ DRIVE YOUR NEIGHBORHOOD AT THREE DIFFERENT HOURS. The seven a.m. school-run crowd and the Friday-night crowd are two different streets. Google Maps on a Sunday will lie to you about your commute.

→ LOCK IN SERVICES BEFORE REPORT DATE. Dentist, pediatrician, vet, barber. Columbus fall calendars fill fast, and you do not want to start that search in October.

→ INTRODUCE YOURSELF IN WEEK ONE. Ten awkward seconds buys you someone who grabs your packages during the next field problem.

None of this is on your orders. All of it decides whether month two feels like home or like a hotel.

PCSing to Fort Benning this fall? https://asstcrm.ai/u/KelseyArrio

Arrio & Kelsey

$605 million is on the table. 🏗️🎖️Most of the noise around the proposed Project Ruby data center has been about power an...
09/04/2026

$605 million is on the table. 🏗️🎖️

Most of the noise around the proposed Project Ruby data center has been about power and water. Here is the line that actually reaches your house.

→ THE NUMBER. Using the developer's minimum $5.18 billion investment, the Development Authority projects roughly $605.2 million in property taxes over ten years, divided between the city and the Muscogee County school system on the same millage split as every other parcel.

→ THE FOOTPRINT. 865 acres in far northeast Muscogee County, up against the Harris County line. The concept develops about fifteen percent of it.

→ THE JOBS. Around 195 permanent positions plus 1,500 or more during construction, on a 2027 to 2030 buildout.

→ THE CATCH. Columbus is offering no local incentives, no abatements and no PILOT, so none of it is contractually guaranteed. The rezoning still has to clear Council.

If you are buying north or east of Columbus, this is the kind of thing that moves a school budget and a commute long before it moves a listing price.

Thinking about where to land near Fort Benning? https://asstcrm.ai/u/KelseyArrio

Arrio & Kelsey

09/04/2026

🏫 Schools are the #1 question military families ask when PCS'ing to Fort Benning — and for good reason.

You're not just buying a house. You're picking where your kids spend the next 3 years of their life. Get this wrong and it affects everything — daily stress, resale value, and your family's quality of life.

Here's what families moving to the Columbus/Fort Benning area need to know:

✅ The school zone matters MORE than the zip code.
Two houses on the same street can be in completely different school districts. Always verify the actual school zone before making an offer — not just the neighborhood name.

✅ Top-rated school zones in the area tend to cluster in specific corridors.
North Columbus and parts of Midland/Fortson consistently rank highest for elementary schools. These areas also happen to sit in the $250k–$350k sweet spot — which is exactly where most VA loan buyers land.

✅ School zone = resale value.
If you're only here 3–5 years (classic PCS timeline), buying in a strong school zone protects your investment. Families will always pay a premium to be in the right district.

✅ Don't rely on Google alone.
School ratings change. Boundaries shift. What was true 2 years ago may not be true today. Work with someone who tracks this in real time.

The families who stress the least about this move are the ones who got clear on schools FIRST — before they ever started browsing Zillow.

What's your biggest question about schools or neighborhoods near Fort Benning? Drop it below 👇

Send us a DM or Connect with us here: https://asstcrm.ai/u/KelseyArrio

This weekend in Columbus + Phenix City 🎉🎤 Uptown's Friday Night Concert Series kicks off fall — free show on Broadway, F...
09/03/2026

This weekend in Columbus + Phenix City 🎉

🎤 Uptown's Friday Night Concert Series kicks off fall — free show on Broadway, Friday 7 to 9:30 PM
🧺 Fall Market Days on Broadway — 200+ vendors, Saturday 9 AM to noon
🐝 Meet the Bees, a free hands-on class at South Columbus Library, Saturday 1 PM
🌲 Mini day trip: hike or swim at Chewacla State Park, about 40 minutes away

New to the area? Comment PLAN and we'll send you the full local guide → https://asstcrm.ai/u/KelseyArrio

Arrio & Kelsey

Sell it or rent it out? 🏡🎖️Three numbers decide it, and most PCS families never see two of them.→ THE 10-YEAR CLOCK. Ord...
09/03/2026

Sell it or rent it out? 🏡🎖️

Three numbers decide it, and most PCS families never see two of them.

→ THE 10-YEAR CLOCK. Orders 50 or more miles out let you pause the two-of-five-year residency rule for up to 10 extra years, so renting for a tour does not have to cost you the tax-free gain. One property at a time, and depreciation still gets recaptured.

→ THE RENT CEILING. At Fort Benning in 2026 an E-5 with dependents draws $1,716 a month. Your tenant pool is sized by BAH, not by your mortgage payment.

→ THE APPRECIATION. The Columbus median sale price is $225,000, up 7.1% year over year. Gain you can exclude today is gain you may owe tax on later.

None of that answers it by itself. Run the sale net against real rent minus taxes, insurance, vacancy and repairs, then pick.

We will build both columns for your address → https://asstcrm.ai/u/KelseyArrio

Arrio & Kelsey

The 15-year sell window. 🎖️🏡Most families PCSing out of Fort Benning assume they get five years to sell before the tax-f...
09/03/2026

The 15-year sell window. 🎖️🏡

Most families PCSing out of Fort Benning assume they get five years to sell before the tax-free gain disappears. Service members do not play by that clock.

Under the military suspension, PCS orders 50 or more miles away let you pause the two-of-five-year residency rule for up to 10 extra years. Stack that on the normal five and you can be looking at 15 years to sell and still exclude the gain.

Three things it does not do 👇
It does not cover more than one property at a time.
It does not erase depreciation recapture on the years you rented it out.
It does not make the decision for you.

What it does is buy you room. Rent it for a tour, watch the market, sell when the number is right.

Weighing sell vs. rent on a Columbus home? We will run both sides with you → https://asstcrm.ai/u/KelseyArrio

Arrio & Kelsey

Before you buy a resale near Fort Benning. 🎖️🏡Three numbers that decide what the house actually costs to own.→ ONE: QUOT...
09/02/2026

Before you buy a resale near Fort Benning. 🎖️🏡

Three numbers that decide what the house actually costs to own.

→ ONE: QUOTE THE INSURANCE. Georgia premiums are projected to rise about ten percent this year. Get a real quote on the specific address before you make an offer, not a rule of thumb.

→ TWO: ASK THE ROOF'S AGE. About seventy percent of major carriers now draw the line at twenty years. Past it: actual cash value, an exclusion, or a non-renewal. And since March, Fannie Mae and Freddie Mac accept actual cash value roof coverage, so the lender will not flag it for you.

→ THREE: ASK WHAT THE AC RUNS ON. R-410A production ended in 2025. Recharges now run about $80 to $150 a pound installed, and the number climbs every year.

None of this shows up on the listing. All of it shows up on your monthly payment.

We'll run all three on any Columbus address → https://asstcrm.ai/u/KelseyArrio 🏡
— Arrio & Kelsey

The line on your mortgage nobody shops. 🏡📈Everyone negotiates the rate. Almost nobody quotes the insurance — and in Geor...
09/02/2026

The line on your mortgage nobody shops. 🏡📈

Everyone negotiates the rate. Almost nobody quotes the insurance — and in Georgia that is now the fastest-moving number in the payment.

→ WHAT'S HAPPENING. Georgia premiums are projected to rise about ten percent this year, one of the steepest jumps in the country.

→ WHAT DRIVES YOUR QUOTE. The roof. About seventy percent of major carriers now enforce a twenty-year roof age limit. Past it: actual cash value, a wind and hail exclusion, a non-renewal, or a demand that you replace it.

→ THE PART THAT STINGS. Actual cash value pays depreciated value, not replacement cost. And since March, Fannie Mae and Freddie Mac accept actual cash value roof coverage — so your lender will not catch it for you.

→ THEN CHECK THE AC. R-410A production ended in 2025. A recharge on an older system now runs about $80 to $150 a pound installed, and climbs every year.

Two questions before you write an offer: how old is the roof, and what does the AC run on.

We ask both on every file. Send us the address and we'll pull them → https://asstcrm.ai/u/KelseyArrio 🏡
— Arrio & Kelsey

09/02/2026

🏡 Good news if you're PCS'ing to Fort Benning this summer — inventory just went up.

North Columbus is sitting at 880 active listings, and inventory jumped over 3.5% recently. That means more options, less competition, and more negotiating power for YOU as a buyer.

Here's what that actually means for military families right now:

✅ More homes in the $250K–$350K range to choose from.
Instead of scrambling for whatever's available, you can actually be selective. That matters when you're buying a home you'll live in for 3–5 years.

✅ Homes are sitting longer (avg. 64 days on market).
Sellers are more motivated. That's leverage — on price, on closing costs, on repairs. Don't be afraid to negotiate.

✅ Phenix City is still the most affordable option at ~$279K median.
If commute time to base works for your family, it's worth a serious look — especially if resale value and budget are top priorities.

The summer PCS rush is real, but the market is giving buyers more breathing room than we've seen in a while. If you've got orders and you're starting to plan your house-hunting trip, now is a great time to get your VA loan pre-approval locked in and start narrowing down neighborhoods.

What's your biggest question about buying near Fort Benning — schools, neighborhoods, commute times? Drop it below 👇

Send us a DM or Connect with us here: https://asstcrm.ai/u/KelseyArrio

The part of your VA loan nobody explains. 🎖️🏡Three things that decide what this benefit actually costs you.→ THE FUNDING...
09/01/2026

The part of your VA loan nobody explains. 🎖️🏡

Three things that decide what this benefit actually costs you.

→ THE FUNDING FEE. First-time use runs 2.15% of the loan with nothing down. Use it again and it jumps to 3.30%. But any VA disability rating waives it completely. Even 10%.

→ THE BROKER FEE RULE. In April 2026 the VA made it permanent: you can pay your own agent. It cannot be rolled into the loan, but it can be a seller concession. That is new, and it changes how you structure an offer.

→ THE REFUND NOBODY CLAIMS. If your rating comes through later but is back-dated on or before your closing, that fee can come back to you in full. It is not automatic. You have to ask.

Most of this never comes up until the closing table, which is exactly too late.

We'll walk your file before you write an offer: https://asstcrm.ai/u/KelseyArrio 🏡

Arrio & Kelsey

Address

5670 Whitesville Road
Columbus, GA
31904

Telephone

+17069928595

Website

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