Realty One Group Results - owner Kirk/Teresa T Overcash

07/24/2026

https://www.facebook.com/share/p/197d85LD3Z/

THE RAREST FIND IN THE TRIAD: fully renovated home with a LEGAL, COUNTY-APPROVED ACCESSORY DWELLING UNIT (ADU) — a permitted 854 SF apartment, not just "in-law suite potential." Private wooded .85-acre cul-de-sac lot, NO HOA. Transformed 2024-2026: designer kitchen, luxury baths w/ premium counter...

07/14/2026

🏥 𝐌𝐨𝐯𝐢𝐧𝐠 𝐭𝐨 𝐆𝐫𝐞𝐞𝐧𝐬𝐛𝐨𝐫𝐨 𝐟𝐨𝐫 𝐂𝐨𝐧𝐞 𝐇𝐞𝐚𝐥𝐭𝐡 𝟐𝟎𝟐𝟔 - 𝐑𝐞𝐥𝐨𝐜𝐚𝐭𝐢𝐨𝐧 𝐆𝐮𝐢𝐝𝐞!

Accepting a job at Cone Health? Here's where to live!

🏥 𝐂𝐎𝐍𝐄 𝐇𝐄𝐀𝐋𝐓𝐇:

𝟏𝟑,𝟎𝟎𝟎+ employees
One of NC's largest systems!
Moses Cone, Wesley Long
Women's & Children's Center
Alamance Regional, Annie Penn

💰 𝐖𝐇𝐘 𝐆𝐑𝐄𝐄𝐍𝐒𝐁𝐎𝐑𝐎 𝐖𝐎𝐑𝐊𝐒:

Median: $𝟑𝟒𝟎𝐊
(vs Charlotte $𝟒𝟐𝟓𝐊, Raleigh $𝟒𝟓𝟎𝐊!)

RN salary $75K-$95K = 𝐚𝐟𝐟𝐨𝐫𝐝𝐚𝐛𝐥𝐞!
Property tax: 0.91%
Commutes: 𝟏𝟓-𝟐𝟓 𝐦𝐢𝐧 𝐦𝐨𝐬𝐭 𝐚𝐫𝐞𝐚𝐬!

🏘️ 𝐍𝐄𝐈𝐆𝐇𝐁𝐎𝐑𝐇𝐎𝐎𝐃𝐒 𝐁𝐘 𝐂𝐎𝐌𝐌𝐔𝐓𝐄 (𝐌𝐎𝐒𝐄𝐒 𝐂𝐎𝐍𝐄):

𝐔𝐍𝐃𝐄𝐑 𝟏𝟎 𝐌𝐈𝐍𝐔𝐓𝐄𝐒:

𝐅𝐢𝐬𝐡𝐞𝐫 𝐏𝐚𝐫𝐤:
$300K-$500K
Historic, walkable!
5-8 min commute!

𝐈𝐫𝐯𝐢𝐧𝐠 𝐏𝐚𝐫𝐤:
$350K-$700K
𝐌𝐨𝐬𝐭 𝐝𝐞𝐬𝐢𝐫𝐚𝐛𝐥𝐞!
8-10 min

𝐋𝐚𝐭𝐡𝐚𝐦 𝐏𝐚𝐫𝐤:
$275K-$425K
𝐆𝐑𝐄𝐀𝐓 𝐕𝐀𝐋𝐔𝐄 near hospital!
7-10 min

𝟏𝟎-𝟐𝟎 𝐌𝐈𝐍𝐔𝐓𝐄𝐒:

𝐒𝐭𝐚𝐫𝐦𝐨𝐮𝐧𝐭:
$350K-$600K
Country club, golf

𝐋𝐢𝐧𝐝𝐥𝐞𝐲 𝐏𝐚𝐫𝐤:
$250K-$400K
Restaurants, breweries!

𝐒𝐮𝐧𝐬𝐞𝐭 𝐇𝐢𝐥𝐥𝐬:
$300K-$475K
Charming, tree canopy

𝟐𝟎-𝟑𝟎 𝐌𝐈𝐍 (𝐌𝐎𝐑𝐄 𝐇𝐎𝐔𝐒𝐄!):

𝐎𝐚𝐤 𝐑𝐢𝐝𝐠𝐞:
$400K-$700K
𝐓𝐨𝐩 𝐬𝐜𝐡𝐨𝐨𝐥𝐬!

𝐒𝐮𝐦𝐦𝐞𝐫𝐟𝐢𝐞𝐥𝐝:
$450K-$800K
Estates, space!

𝐒𝐭𝐨𝐤𝐞𝐬𝐝𝐚𝐥𝐞:
$350K-$600K
Affordable acreage!

🌙 𝐒𝐇𝐈𝐅𝐓 𝐖𝐎𝐑𝐊𝐄𝐑 𝐓𝐈𝐏𝐒:

𝐍𝐢𝐠𝐡𝐭 𝐒𝐡𝐢𝐟𝐭:
Quiet neighborhoods (Latham Park, Sunset Hills)
Mature trees = blackout friendly!
𝐀𝐯𝐨𝐢𝐝 student areas!
Easy parking after nights!

𝟏𝟐-𝐇𝐨𝐮𝐫 𝐒𝐡𝐢𝐟𝐭𝐬:
Live 𝐂𝐋𝐎𝐒𝐄 (under 15 min!)
Fisher Park, Latham Park, Lindley Park
𝐄𝐯𝐞𝐫𝐲 𝐦𝐢𝐧𝐮𝐭𝐞 𝐨𝐟 𝐬𝐥𝐞𝐞𝐩 𝐦𝐚𝐭𝐭𝐞𝐫𝐬!

💼 𝐏𝐇𝐘𝐒𝐈𝐂𝐈𝐀𝐍 𝐍𝐄𝐈𝐆𝐇𝐁𝐎𝐑𝐇𝐎𝐎𝐃𝐒:

𝐈𝐫𝐯𝐢𝐧𝐠 𝐏𝐚𝐫𝐤: $350K-$1M+ (prestige!)
𝐒𝐭𝐚𝐫𝐦𝐨𝐮𝐧𝐭 𝐅𝐨𝐫𝐞𝐬𝐭: $400K-$800K (golf)
𝐍𝐞𝐰 𝐈𝐫𝐯𝐢𝐧𝐠 𝐏𝐚𝐫𝐤: $500K-$900K (luxury)
𝐋𝐚𝐤𝐞 𝐉𝐞𝐚𝐧𝐞𝐭𝐭𝐞: $400K-$750K (𝐰𝐚𝐭𝐞𝐫𝐟𝐫𝐨𝐧𝐭!)

🏥 𝐖𝐄𝐒𝐋𝐄𝐘 𝐋𝐎𝐍𝐆 (𝐖𝐄𝐒𝐓 𝐆𝐒𝐎):

Lindley Park: 𝟓-𝟖 𝐦𝐢𝐧!
Sunset Hills: 8-10 min
Hamilton Lakes: 10-12 min
Grandover: 15 min (luxury!)

💵 𝐑𝐄𝐍𝐓 𝐅𝐈𝐑𝐒𝐓 (𝐒𝐌𝐀𝐑𝐓!):

Apartments near Moses Cone:
$1,100-$1,600/month

Rental homes (3BR):
$1,400-$2,200/month

𝐌𝐲 𝐚𝐝𝐯𝐢𝐜𝐞: Rent 6-12 months, 𝐓𝐇𝐄𝐍 buy!

📋 𝐑𝐄𝐋𝐎𝐂𝐀𝐓𝐈𝐎𝐍 𝐂𝐇𝐄𝐂𝐊𝐋𝐈𝐒𝐓:

NC nursing license transfer (𝟒-𝟔 𝐰𝐞𝐞𝐤𝐬!)
Ask about 𝐫𝐞𝐥𝐨𝐜𝐚𝐭𝐢𝐨𝐧 𝐚𝐬𝐬𝐢𝐬𝐭𝐚𝐧𝐜𝐞!
Sign-on bonuses common for RNs!
Drive commute at YOUR shift time!
NC driver's license (60 days)

💰 𝐒𝐀𝐌𝐏𝐋𝐄 𝐁𝐔𝐃𝐆𝐄𝐓 (𝐑𝐍 $𝟖𝟎𝐊):

Take-home: ~$4,800/month

$300K home (5% down):
$2,100/month (44%, doable!)

Rent: $1,400 (29%, comfortable!)

𝐒𝐚𝐦𝐞 𝐡𝐨𝐮𝐬𝐞 𝐜𝐨𝐬𝐭𝐬 $𝟏𝟎𝟎𝐊+ 𝐌𝐎𝐑𝐄 𝐢𝐧 𝐂𝐡𝐚𝐫𝐥𝐨𝐭𝐭𝐞/𝐑𝐚𝐥𝐞𝐢𝐠𝐡!

🎯 𝐐𝐔𝐈𝐂𝐊 𝐀𝐍𝐒𝐖𝐄𝐑𝐒:

Best value: 𝐋𝐚𝐭𝐡𝐚𝐦 𝐏𝐚𝐫𝐤
Night shift: 𝐒𝐮𝐧𝐬𝐞𝐭 𝐇𝐢𝐥𝐥𝐬
Walkable: 𝐅𝐢𝐬𝐡𝐞𝐫 𝐏𝐚𝐫𝐤, 𝐋𝐢𝐧𝐝𝐥𝐞𝐲 𝐏𝐚𝐫𝐤
Families: 𝐎𝐚𝐤 𝐑𝐢𝐝𝐠𝐞
Luxury: 𝐈𝐫𝐯𝐢𝐧𝐠 𝐏𝐚𝐫𝐤, 𝐋𝐚𝐤𝐞 𝐉𝐞𝐚𝐧𝐞𝐭𝐭𝐞

📞 𝐆𝐄𝐓 𝐏𝐑𝐄-𝐀𝐏𝐏𝐑𝐎𝐕𝐄𝐃:

𝐆𝐥𝐨𝐫𝐲 𝐌𝐨𝐫𝐭𝐠𝐚𝐠𝐞
336-701-1186
[email protected]

🏡 𝐒𝐞𝐚𝐫𝐜𝐡 𝐆𝐫𝐞𝐞𝐧𝐬𝐛𝐨𝐫𝐨: https://homesintriadnc.com

📖 𝐅𝐮𝐥𝐥 𝐠𝐮𝐢𝐝𝐞: https://www.homesintriadnc.com/blog/moving-to-greensboro-for-cone-health-2026-relocation-guide-nurses-physicians-neighborhoods-commute

📧 [email protected]
📱 Text CONE to 336-262-3111

𝐇𝐞𝐚𝐥𝐭𝐡𝐜𝐚𝐫𝐞 𝐰𝐨𝐫𝐤𝐞𝐫𝐬 - 𝐆𝐫𝐞𝐞𝐧𝐬𝐛𝐨𝐫𝐨 𝐢𝐬 𝐲𝐨𝐮𝐫 𝐖𝐈𝐍!

𝐓𝐞𝐫𝐞𝐬𝐚 𝐎𝐯𝐞𝐫𝐜𝐚𝐬𝐡 - 𝐑𝐞𝐚𝐥𝐭𝐲 𝐎𝐍𝐄 𝐆𝐫𝐨𝐮𝐩 𝐑𝐞𝐬𝐮𝐥𝐭𝐬

06/20/2026

🏞️ 𝗪. 𝗞𝗲𝗿𝗿 𝗦𝗰𝗼𝘁𝘁 𝗟𝗮𝗸𝗲 𝗶𝘀 𝘁𝗵𝗲 𝗯𝗲𝘀𝘁-𝗸𝗲𝗽𝘁 𝘀𝗲𝗰𝗿𝗲𝘁 𝗶𝗻 𝗡𝗖 𝗺𝗼𝘂𝗻𝘁𝗮𝗶𝗻 𝗦𝗧𝗥 𝗶𝗻𝘃𝗲𝘀𝘁𝗶𝗻𝗴.

📊 𝟮𝟬𝟮𝟲 𝗦𝗨𝗣𝗣𝗟𝗬 𝗚𝗔𝗣:

🏘️ Wilkesboro active rentals: 𝟮𝟳
🏘️ Boone active rentals: 𝟴𝟱𝟬+
🏘️ Banner Elk active rentals: 𝟲𝟬𝟬+

📍 𝗧𝗛𝗘 𝗧𝗛𝗘𝗦𝗜𝗦:

Demand is rising. Supply isn't. The gap IS the investment thesis.

🗣️ US Army Corps of Engineers FY2021: "𝗪. 𝗞𝗲𝗿𝗿 𝗦𝗰𝗼𝘁𝘁 𝗴𝗲𝗻𝗲𝗿𝗮𝘁𝗲𝗱 $𝟯𝟬,𝟮𝟵𝟵,𝟵𝟮𝟲 𝗶𝗻 𝘃𝗶𝘀𝗶𝘁𝗼𝗿 𝘀𝗽𝗲𝗻𝗱𝗶𝗻𝗴 𝘄𝗶𝘁𝗵𝗶𝗻 𝟯𝟬 𝗺𝗶𝗹𝗲𝘀, 𝟭𝟵𝟴 𝗷𝗼𝗯𝘀, $𝟲,𝟱𝟬𝟴,𝟮𝟮𝟬 𝗹𝗮𝗯𝗼𝗿 𝗶𝗻𝗰𝗼𝗺𝗲."

🚗 4 hr from Charlotte, 3 hr from Raleigh, 𝟵𝟬 𝗺𝗶𝗻 𝗳𝗿𝗼𝗺 𝗪𝗶𝗻𝘀𝘁𝗼𝗻-𝗦𝗮𝗹𝗲𝗺.

💰 𝗖𝗔𝗕𝗜𝗡 𝗧𝗜𝗘𝗥𝗦 (𝟮𝟬𝟮𝟲):

🏠 Entry (2BR, near boat ramp): $𝟮𝟱𝟬𝗞-$𝟮𝟵𝟱𝗞 | $14-21K
🏠 Mid (3BR walk to water): $𝟮𝟵𝟱𝗞-$𝟯𝟴𝟱𝗞 | $22-34K
🏠 Premium lakefront: $𝟯𝟴𝟱𝗞-$𝟰𝟵𝟱𝗞 | $28-44K
💎 Luxury w/ dock: $𝟰𝟵𝟱𝗞-$𝟲𝟮𝟱𝗞 | $48-78K

⭐ 𝗦𝗠𝗔𝗥𝗧𝗘𝗦𝗧 𝗣𝗟𝗔𝗬: Cabins within 𝟬.𝟯 𝗺𝗶 𝗼𝗳 𝗮 𝗯𝗼𝗮𝘁 𝗿𝗮𝗺𝗽 rent at 𝟵𝟮-𝟵𝟲% 𝗼𝗳 𝘄𝗮𝘁𝗲𝗿𝗳𝗿𝗼𝗻𝘁 𝗿𝗮𝘁𝗲𝘀 while costing 30-45% LESS to acquire.

📊 𝗥𝗘𝗔𝗟𝗜𝗦𝗧𝗜𝗖 𝗖𝗔𝗣 𝗥𝗔𝗧𝗘𝗦 (after 32-38% expenses):
🟢 Entry: 𝟱.𝟴% - 𝟴.𝟰%
🟢 Mid: 𝟳.𝟮% - 𝟵.𝟭%
🟢 Premium: 𝟴.𝟱% - 𝟭𝟭.𝟮%

📋 𝗧𝗛𝗘 𝗪𝗜𝗟𝗞𝗘𝗦 𝗠𝗢𝗔𝗧:

✅ 𝗡𝗢 𝗖𝗢𝗨𝗡𝗧𝗬 𝗦𝗧𝗥 𝗣𝗘𝗥𝗠𝗜𝗧 (Watauga adopted permit 2023 — Wilkes did NOT)
✅ NO business license
✅ NO zoning approval required
✅ Only 4.75% state sales + 𝟲% Wilkes occupancy tax
✅ STR insurance $400-$900/yr

⚠️ 𝗧𝗛𝗘 𝟭 𝗗𝗗 𝗟𝗔𝗡𝗗𝗠𝗜𝗡𝗘: 𝗔𝗥𝗠𝗬 𝗖𝗢𝗥𝗣𝗦 𝗦𝗛𝗢𝗥𝗘𝗟𝗜𝗡𝗘 𝗟𝗘𝗔𝗦𝗘

🚫 Existing docks sit on Army Corps permit — 𝗡𝗢𝗧 the deed
🚫 Permits DO NOT auto-transfer at closing
🚫 New dock applications waitlisted 𝗠𝗨𝗟𝗧𝗜-𝗬𝗘𝗔𝗥
✅ Existing dock adds $𝟯𝟬𝗞-$𝟲𝟱𝗞 to value + $𝟱𝟬-$𝟵𝟬/𝗻𝗶𝗴𝗵𝘁

🏦 𝗗𝗦𝗖𝗥 𝗙𝗜𝗡𝗔𝗡𝗖𝗜𝗡𝗚 (𝗝𝘂𝗻𝗲 𝟮𝟬𝟮𝟲):

🟢 760+ FICO, 25% down, 1.25+ DSCR: 𝟲.𝟭𝟮-𝟲.𝟰𝟵%
🟡 720+ FICO, 20-25% down: 𝟲.𝟰𝟵-𝟲.𝟴𝟳𝟱%
💎 7/1 ARM: 𝟱.𝟭𝟮𝟱-𝟲.𝟭𝟮𝟱% (5-7 yr hold = math wins)

🆚 𝗪𝗜𝗟𝗞𝗘𝗦 𝘃𝘀 𝗪𝗔𝗧𝗔𝗨𝗚𝗔 𝘃𝘀 𝗔𝗩𝗘𝗥𝗬:

💰 Entry: Wilkes $250-295K | Watauga $385-475K | Avery $425-550K
📊 Mid cap rate: Wilkes 𝟳.𝟮-𝟵.𝟭% | Watauga 6.4-8.2% | Avery 5.8-7.5%
📋 Permit: 𝗪𝗶𝗹𝗸𝗲𝘀 𝗡𝗢𝗡𝗘 | Watauga REQUIRED | Avery municipal
🏘️ Competition: Wilkes 𝟮𝟳 𝗿𝗲𝗻𝘁𝗮𝗹𝘀 | Watauga 850+ | Avery 600+

⭐ Wilkes wins 𝗲𝗻𝘁𝗿𝘆 𝗽𝗿𝗶𝗰𝗲, 𝗽𝗲𝗿𝗺𝗶𝘁 𝘀𝗶𝗺𝗽𝗹𝗶𝗰𝗶𝘁𝘆, 𝗮𝗻𝗱 𝗰𝗼𝗺𝗽𝗲𝘁𝗶𝘁𝗶𝗼𝗻 𝗱𝗲𝗻𝘀𝗶𝘁𝘆. Watauga + Avery win on absolute revenue + year-round seasonality.

📋 Full W. Kerr Scott investor guide:
https://www.homesintriadnc.com/blog/w-kerr-scott-lake-wilkes-county-nc-str-investment-2026-cabin-revenue-permit-comparable-cap-rate

📞 Call/Text 336-262-3111 — I'll run cabin-specific cap rate + dock-permit DD checklist BEFORE you make an offer

Teresa Overcash | Broker/Owner | NCREC Instructor | CLHMS | 30 Years | 10,000+ NC Closings
Realty ONE Group Results



https://youtu.be/c1045ZJCDmU

🏞️ W. KERR SCOTT LAKE STR INVESTMENT 2026 — WILKES NC INVESTOR MATH...

06/20/2026

🚨 𝗧𝗿𝗶𝗮𝗱, 𝗪𝗶𝗹𝗸𝗲𝘀, 𝗛𝗶𝗴𝗵 𝗖𝗼𝘂𝗻𝘁𝗿𝘆 𝗯𝘂𝘆𝗲𝗿𝘀 — 𝗶𝗳 𝘁𝗵𝗲 𝗵𝗼𝗺𝗲 𝘆𝗼𝘂'𝗿𝗲 𝗮𝗯𝗼𝘂𝘁 𝘁𝗼 𝗯𝘂𝘆 𝗶𝘀 𝗼𝗻 𝗮 𝗽𝗿𝗶𝘃𝗮𝘁𝗲 𝘄𝗲𝗹𝗹, 𝗥𝗘𝗔𝗗 𝗧𝗛𝗜𝗦.

𝗣𝗙𝗔𝗦 — "𝗳𝗼𝗿𝗲𝘃𝗲𝗿 𝗰𝗵𝗲𝗺𝗶𝗰𝗮𝗹𝘀" linked to cancer, thyroid disease, and developmental issues — show up in NC private wells from the Triad to Wilkes to the High Country. And NC law doesn't require you to test for them.

📊 𝗧𝗛𝗘 𝗘𝗣𝗔'𝗦 𝗟𝗘𝗚𝗔𝗟 𝗟𝗜𝗠𝗜𝗧:

🚫 4 parts per trillion for PFOA + PFOS
🚫 That's 𝟰 𝗱𝗿𝗼𝗽𝘀 𝗼𝗳 𝗶𝗻𝗸 𝗶𝗻 𝗮𝗻 𝗢𝗹𝘆𝗺𝗽𝗶𝗰 𝗽𝗼𝗼𝗹
🚫 Health goal: ZERO

⚠️ 𝗛𝗘𝗥𝗘'𝗦 𝗧𝗛𝗘 𝗖𝗔𝗧𝗖𝗛:

❌ NC law only requires post-drill bacteria, E. coli, nitrate, pH
❌ Your FHA/VA/USDA/conventional loan only requires basic water-safety panel
❌ 𝗣𝗙𝗔𝗦 𝗶𝘀 𝗡𝗢𝗧 𝗼𝗻 𝗲𝗶𝘁𝗵𝗲𝗿 𝗹𝗶𝘀𝘁
❌ Private wells are NOT federally regulated
❌ The cost AND the decision fall on YOU

🔬 𝗛𝗢𝗪 𝗧𝗢 𝗧𝗘𝗦𝗧:

✅ Mail-in certified PFAS panel: $𝟭𝟱𝟬-$𝟯𝟬𝟬 (40+ compounds, EPA Method 537.1)
✅ NC-certified labs: Pace Analytical (Huntersville), Environment 1 (Cary), ALS Environmental (Raleigh)
✅ Turnaround: 𝟭𝟬-𝟮𝟭 𝗯𝘂𝘀𝗶𝗻𝗲𝘀𝘀 𝗱𝗮𝘆𝘀
✅ Cape Fear basin? Insist on Method 533 (catches GenX)

📍 𝗥𝗘𝗚𝗜𝗢𝗡𝗔𝗟 𝗥𝗜𝗦𝗞 𝗦𝗡𝗔𝗣𝗦𝗛𝗢𝗧:

🟡 Winston-Salem/Forsyth: Moderate (legacy industrial east Forsyth)
🟠 Greensboro/Guilford: Moderate-elevated (𝟮 𝗮𝗰𝘁𝗶𝘃𝗲 𝗳𝗶𝗿𝗲𝗳𝗶𝗴𝗵𝘁𝗲𝗿 𝘁𝗿𝗮𝗶𝗻𝗶𝗻𝗴 𝘀𝗶𝘁𝗲𝘀)
🟡 High Point: Moderate (furniture industry legacy)
🟢 Kernersville/Clemmons: Lower (mostly public water)
🟡 Wilkes (Wilkesboro): Moderate (NASCAR + industrial)
🟠 Watauga (Boone): Moderate-elevated (App State foam)
🟢 Avery (Banner Elk/Beech): Lower-moderate (STR insurers asking)
🟢 Ashe (West Jefferson): Lower (rural agricultural)

⚠️ 𝗔𝗻𝘆 𝘄𝗲𝗹𝗹 𝘄𝗶𝘁𝗵𝗶𝗻 𝟱 𝗺𝗶𝗹𝗲𝘀 𝗼𝗳 𝗮 𝗳𝗶𝗿𝗲𝗳𝗶𝗴𝗵𝘁𝗲𝗿 𝘁𝗿𝗮𝗶𝗻𝗶𝗻𝗴 𝘀𝗶𝘁𝗲, 𝗶𝗻𝗱𝘂𝘀𝘁𝗿𝗶𝗮𝗹 𝗰𝗵𝗲𝗺𝗶𝗰𝗮𝗹 𝗽𝗹𝗮𝗻𝘁, 𝗼𝗿 𝗰𝗼𝗺𝗺𝗲𝗿𝗰𝗶𝗮𝗹 𝗮𝗶𝗿𝗳𝗶𝗲𝗹𝗱 𝗿𝘂𝗻𝘄𝗮𝘆 should be tested before closing.

⏰ 𝗖𝗥𝗜𝗧𝗜𝗖𝗔𝗟 𝗗𝗨𝗘 𝗗𝗜𝗟𝗜𝗚𝗘𝗡𝗖𝗘 𝗧𝗜𝗠𝗜𝗡𝗚:

🚨 𝗢𝗥𝗗𝗘𝗥 𝗧𝗛𝗘 𝗣𝗙𝗔𝗦 𝗣𝗔𝗡𝗘𝗟 𝗗𝗔𝗬 𝟭-𝟯 𝗢𝗙 𝗗𝗨𝗘 𝗗𝗜𝗟𝗜𝗚𝗘𝗡𝗖𝗘
⏰ 10-21 day turnaround
⚠️ Wait longer = results after deadline = NO contract remedy

🧪 𝗜𝗙 𝗜𝗧 𝗧𝗘𝗦𝗧𝗦 𝗣𝗢𝗦𝗜𝗧𝗜𝗩𝗘 — 𝟯 𝗢𝗣𝗧𝗜𝗢𝗡𝗦:

1️⃣ Negotiate seller credit for treatment ($𝟯,𝟱𝟬𝟬-$𝟳,𝟱𝟬𝟬)
2️⃣ Seller installs treatment before closing
3️⃣ Terminate during DD (DD fee forfeited, earnest money back)

⭐ 𝗠𝗼𝘀𝘁 𝗰𝗼𝗺𝗺𝗼𝗻: option 1, because you pick the treatment vendor.

🚫 𝗣𝗶𝘁𝗰𝗵𝗲𝗿 𝗳𝗶𝗹𝘁𝗲𝗿𝘀 (𝗕𝗿𝗶𝘁𝗮, 𝗭𝗲𝗿𝗼𝗪𝗮𝘁𝗲𝗿) 𝗗𝗢 𝗡𝗢𝗧 𝗿𝗲𝗹𝗶𝗮𝗯𝗹𝘆 𝗿𝗲𝗺𝗼𝘃𝗲 𝗣𝗙𝗔𝗦. Don't assume your existing Brita is doing the job.

✅ Under-sink reverse osmosis = 𝟵𝟱%+ removal for $300-$800
✅ Whole-house ion exchange resin = 𝟵𝟬%+ all PFAS, $3,500-$7,500

🗣️ 𝗗𝗿. 𝗗𝗲𝘁𝗹𝗲𝗳 𝗞𝗻𝗮𝗽𝗽𝗲, 𝗡𝗖 𝗦𝘁𝗮𝘁𝗲: "𝗢𝗻𝗰𝗲 𝘁𝗵𝗲𝘀𝗲 𝗰𝗼𝗻𝘁𝗮𝗺𝗶𝗻𝗮𝗻𝘁𝘀 𝗲𝗻𝘁𝗲𝗿 𝘀𝗼𝘂𝗿𝗰𝗲 𝘄𝗮𝘁𝗲𝗿, 𝘁𝗵𝗲𝘆 𝗱𝗼 𝗻𝗼𝘁 𝗯𝗿𝗲𝗮𝗸 𝗱𝗼𝘄𝗻 𝗼𝗻 𝗮𝗻𝘆 𝗵𝘂𝗺𝗮𝗻 𝘁𝗶𝗺𝗲𝗹𝗶𝗻𝗲."

📋 Full PFAS buyer guide:
https://www.homesintriadnc.com/blog/nc-well-water-pfas-testing-buyer-guide-2026-triad-wilkes-high-country

📞 Call/Text 336-262-3111 — I'll build your DD checklist + recommend an NC-certified lab BEFORE you write the offer

Teresa Overcash | Broker/Owner | NCREC Instructor | CLHMS | 30 Years | 10,000+ NC Closings
Realty ONE Group Results



https://www.youtube.com/shorts/uplqUSWjSI0

🏡 NC WELL WATER PFAS TESTING 2026 — TRIAD, WILKES, HIGH COUNTRY BUY...

06/16/2026

🏡 Find Your Perfect Triad Neighborhood Quiz

Thinking about relocating to the Triad? Answer these 5 questions and discover which corner of the Triad might feel most like home.

☕ 1. What sounds like your ideal Saturday morning?

A. Coffee on the porch while the dog explores the yard.

B. Brunch, shopping, and strolling a walkable downtown.

C. Hiking, kayaking, or spending the day outdoors.

D. Golf, wine, and relaxing with friends.
___________________

🚗 2. How do you feel about your commute?

A. I'd gladly drive a little farther for more land and privacy.

B. I want quick access to shopping, restaurants, and highways.

C. I work remotely, so lifestyle matters more than commute.

D. I want to be close to major employers and healthcare.
_____________________

💰 3. What's your home budget?

A. Under $350,000

B. $350,000–$500,000

C. $500,000–$750,000

D. $750,000+
_______________________

🌳 4. Which vibe feels most like "home"?

A. Quiet roads, big yards, and lots of trees.

B. Friendly neighborhoods with parks and community events.

C. Historic charm and local character.

D. Upscale communities with amenities and beautiful homes.
________________________

❤️ 5. What's your must-have?

A. Space for pets, gardens, or a workshop.

B. Great schools and family-friendly neighborhoods.

C. Walkability, coffee shops, and local restaurants.

D. Golf, pools, clubs, or resort-style living.

06/16/2026

A buyer recently told me they weren't really dreaming about a house.

They were dreaming about a slower life.

A big front porch where mornings start with coffee instead of rushing.

A fenced backyard where their dog could run freely.

A quiet evening watching the sunset through the trees instead of staring at traffic.

So I showed them where that life still exists in the Triad.

Places like Lewisville, Advance, and Kernersville, where neighbors still wave, backyards are big enough for fetch, and life feels just a little lighter.

Because sometimes what people are really searching for isn't a house.

It's permission to live differently.

Comment your dream and I'll show you where it lives in the Triad.

🏡

06/15/2026

🏔️ 𝗕𝗮𝗻𝗻𝗲𝗿 𝗘𝗹𝗸 𝘃𝘀 𝗕𝗲𝗲𝗰𝗵 𝗠𝗼𝘂𝗻𝘁𝗮𝗶𝗻 𝗦𝗧𝗥 𝟮𝟬𝟮𝟲 — 𝘁𝘄𝗼 𝗔𝘃𝗲𝗿𝘆 𝗖𝗼𝘂𝗻𝘁𝘆 𝘀𝗸𝗶 𝘁𝗼𝘄𝗻𝘀, 𝘁𝘄𝗼 𝘃𝗲𝗿𝘆 𝗱𝗶𝗳𝗳𝗲𝗿𝗲𝗻𝘁 𝗶𝗻𝘃𝗲𝘀𝘁𝗼𝗿 𝗽𝗮𝘁𝗵𝘀.

Both run on 𝟲% 𝗼𝗰𝗰𝘂𝗽𝗮𝗻𝗰𝘆 𝘁𝗮𝘅 + 7% state/local sales tax = ~𝟭𝟯% 𝘁𝗼𝘁𝗮𝗹 𝗴𝘂𝗲𝘀𝘁 𝘁𝗮𝘅. Beyond that, the math diverges sharply.

📊 𝗥𝗘𝗩𝗘𝗡𝗨𝗘 𝗛𝗘𝗔𝗗-𝗧𝗢-𝗛𝗘𝗔𝗗:

🏘️ Active listings: BE 𝟭,𝟲𝟭𝟱 | Beech ~𝟴𝟬𝟬
💰 Median ADR: BE $262-$302 | Beech $𝟮𝟵𝟴
📅 Occupancy: BE 39-48% | Beech 𝟱𝟮%
💵 3BR gross: BE $40K-$54,750 | Beech $𝟱𝟱𝗞-$𝟲𝟴𝗞
🏆 Top-decile: BE $65K-$100K+ | Beech $𝟴𝟱𝗞+
📊 RevPAR: BE ~$130 | Beech ~$𝟭𝟱𝟱

⭐ Beech Mtn = 𝘀𝗶𝗻𝗴𝗹𝗲-𝗲𝗻𝗴𝗶𝗻𝗲 (Beech Mtn Resort)
⭐ Banner Elk = 𝘁𝗵𝗿𝗲𝗲-𝗲𝗻𝗴𝗶𝗻𝗲 (Sugar Mtn, Lees-McRae, downtown wineries)

📋 𝗣𝗘𝗥𝗠𝗜𝗧𝗦:

🏛️ Banner Elk: NO town STR permit — but 𝗛𝗢𝗔 𝗮𝗽𝗽𝗿𝗼𝘃𝗮𝗹 𝘁𝘆𝗽𝗶𝗰𝗮𝗹 (some impose 2-7 night minimums + amenity fees). READ THE HOA DOCS.

🏛️ Beech Mountain: 𝗔𝗻𝗻𝘂𝗮𝗹 𝗔𝗳𝗳𝗶𝗱𝗮𝘃𝗶𝘁 𝗼𝗳 𝗖𝗼𝗺𝗽𝗹𝗶𝗮𝗻𝗰𝗲 + monthly occupancy tax filing. NO neighbor notification. NO minimum-stay rule at town level.

📊 𝗖𝗔𝗣 𝗥𝗔𝗧𝗘 𝗦𝗖𝗘𝗡𝗔𝗥𝗜𝗢𝗦 (3BR, 50% expense load):

🟡 𝗕𝗮𝗻𝗻𝗲𝗿 𝗘𝗹𝗸 𝗺𝗶𝗱-𝘁𝗶𝗲𝗿: $450K buy → $48K gross → $24K NOI → 𝟱.𝟯% 𝗰𝗮𝗽 | CoC 4-6%
🟢 𝗕𝗲𝗲𝗰𝗵 𝗺𝗶𝗱-𝘁𝗶𝗲𝗿: $425K buy → $58K gross → $29K NOI → 𝟲.𝟴% 𝗰𝗮𝗽 | CoC 7-9%
💎 𝗕𝗲𝗲𝗰𝗵 𝗽𝗿𝗲𝗺𝗶𝘂𝗺 𝘀𝗸𝗶-𝗽𝗿𝗼𝘅: $575K → $78K gross → $39K NOI → 𝟲.𝟴% 𝗰𝗮𝗽 | CoC 7-10%

⭐ 𝗕𝗲𝗲𝗰𝗵 𝘄𝗶𝗻𝘀 𝗽𝗲𝗿-𝗽𝗿𝗼𝗽𝗲𝗿𝘁𝘆 𝗰𝗮𝗽 𝗯𝘆 ~𝟭.𝟱 𝗽𝗲𝗿𝗰𝗲𝗻𝘁𝗮𝗴𝗲 𝗽𝗼𝗶𝗻𝘁𝘀 𝗶𝗻 𝟮𝟬𝟮𝟲. Gap closes if BE is downtown core (winery proximity drives summer ADR to $380) or has direct Sugar Mtn ski access.

🏦 𝗙𝗜𝗡𝗔𝗡𝗖𝗜𝗡𝗚:

🔸 𝗗𝗦𝗖𝗥 𝗶𝗻𝘃𝗲𝘀𝘁𝗺𝗲𝗻𝘁: 20-25% down, 7.0-8.5%, qualifies on PROJECTED RENTS
🔸 𝟮𝗻𝗱 𝗵𝗼𝗺𝗲 𝗰𝗼𝗻𝘃𝗲𝗻𝘁𝗶𝗼𝗻𝗮𝗹: 10-15% down, 6.5-7.5% (14+ personal days/yr)
🔸 Conventional investment: 15-25% down, 7.25-8.0%
🔸 Bank statement: 20-30% down, 7.5-9.0% (self-employed)

🗣️ 𝗔𝗻𝗴𝗶𝗲 𝗪𝗶𝗹𝗺𝗼𝘁𝗵, 𝗚𝗹𝗼𝗿𝘆 𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗦𝗲𝗻𝗶𝗼𝗿 𝗟𝗢 (𝗝𝘂𝗻𝗲 𝟮𝟬𝟮𝟲): "𝗗𝗦𝗖𝗥 𝗹𝗼𝗮𝗻𝘀 𝗽𝗿𝗲-𝗾𝘂𝗮𝗹𝗶𝗳𝘆 𝗯𝗮𝘀𝗲𝗱 𝗼𝗻 𝘁𝗵𝗲 𝗽𝗿𝗼𝗽𝗲𝗿𝘁𝘆'𝘀 𝗽𝗿𝗼𝗷𝗲𝗰𝘁𝗲𝗱 𝗿𝗲𝗻𝘁𝘀 𝗿𝗮𝘁𝗵𝗲𝗿 𝘁𝗵𝗮𝗻 𝗽𝗲𝗿𝘀𝗼𝗻𝗮𝗹 𝗶𝗻𝗰𝗼𝗺𝗲."

🎯 𝗪𝗛𝗜𝗖𝗛 𝗙𝗜𝗧𝗦 𝗬𝗢𝗨?

🏔️ HIGHEST REVENUE PER LISTING → 𝗕𝗲𝗲𝗰𝗵 𝗠𝗼𝘂𝗻𝘁𝗮𝗶𝗻
💰 LOWER ENTRY ($375K and under) → 𝗕𝗮𝗻𝗻𝗲𝗿 𝗘𝗹𝗸
📋 SIMPLER PERMITTING → Beech (Affidavit only)
🍷 YEAR-ROUND DEMAND → Banner Elk downtown
⛷️ SKI-PROXIMITY PREMIUM → 𝗕𝗲𝗲𝗰𝗵 (slope-side)
📊 MOST INVENTORY TO CHOOSE FROM → 𝗕𝗮𝗻𝗻𝗲𝗿 𝗘𝗹𝗸 (1,615 vs 800)
🏛️ DIVERSE DEMAND ENGINES → Banner Elk
📈 HIGHER REVPAR → Beech ($155 vs $130)

💡 Avery County 2026 property tax: 𝟬.𝟰𝟴𝟲%. $450K property = ~$𝟮,𝟭𝟴𝟳/𝘆𝗿.

📋 Full Banner Elk vs Beech Mountain:
https://www.homesintriadnc.com/blog/banner-elk-vs-beech-mountain-str-comparison-2026-nc-investor-revenue-rules-permit-occupancy

📞 Call/Text 336-262-3111 — I'll run property-specific revenue + cap + cash-on-cash BEFORE you tour

Teresa Overcash | Broker/Owner | NCREC Instructor | CLHMS | 30 Years | 10,000+ NC Closings
Realty ONE Group Results



🏔️ 𝗕𝗮𝗻𝗻𝗲𝗿 𝗘𝗹𝗸 𝘃𝘀 𝗕𝗲𝗲𝗰𝗵 𝗠𝗼𝘂𝗻𝘁𝗮𝗶𝗻 𝗦𝗧𝗥 𝟮𝟬𝟮𝟲 — 𝘁𝘄𝗼 𝗔𝘃𝗲𝗿𝘆 𝗖𝗼𝘂𝗻𝘁𝘆 𝘀𝗸𝗶 𝘁𝗼𝘄𝗻𝘀, 𝘁𝘄𝗼 𝘃𝗲𝗿𝘆 𝗱𝗶𝗳𝗳𝗲𝗿𝗲𝗻𝘁 𝗶𝗻𝘃𝗲𝘀𝘁𝗼𝗿 𝗽𝗮𝘁𝗵𝘀.

Both run on 𝟲% 𝗼𝗰𝗰𝘂𝗽𝗮𝗻𝗰𝘆 𝘁𝗮𝘅 + 7% state/local sales tax = ~𝟭𝟯% 𝘁𝗼𝘁𝗮𝗹 𝗴𝘂𝗲𝘀𝘁 𝘁𝗮𝘅. Beyond that, the math diverges sharply.

📊 𝗥𝗘𝗩𝗘𝗡𝗨𝗘 𝗛𝗘𝗔𝗗-𝗧𝗢-𝗛𝗘𝗔𝗗:

🏘️ Active listings: BE 𝟭,𝟲𝟭𝟱 | Beech ~𝟴𝟬𝟬
💰 Median ADR: BE $262-$302 | Beech $𝟮𝟵𝟴
📅 Occupancy: BE 39-48% | Beech 𝟱𝟮%
💵 3BR gross: BE $40K-$54,750 | Beech $𝟱𝟱𝗞-$𝟲𝟴𝗞
🏆 Top-decile: BE $65K-$100K+ | Beech $𝟴𝟱𝗞+
📊 RevPAR: BE ~$130 | Beech ~$𝟭𝟱𝟱

⭐ Beech Mtn = 𝘀𝗶𝗻𝗴𝗹𝗲-𝗲𝗻𝗴𝗶𝗻𝗲 (Beech Mtn Resort)
⭐ Banner Elk = 𝘁𝗵𝗿𝗲𝗲-𝗲𝗻𝗴𝗶𝗻𝗲 (Sugar Mtn, Lees-McRae, downtown wineries)

📋 𝗣𝗘𝗥𝗠𝗜𝗧𝗦:

🏛️ Banner Elk: NO town STR permit — but 𝗛𝗢𝗔 𝗮𝗽𝗽𝗿𝗼𝘃𝗮𝗹 𝘁𝘆𝗽𝗶𝗰𝗮𝗹 (some impose 2-7 night minimums + amenity fees). READ THE HOA DOCS.

🏛️ Beech Mountain: 𝗔𝗻𝗻𝘂𝗮𝗹 𝗔𝗳𝗳𝗶𝗱𝗮𝘃𝗶𝘁 𝗼𝗳 𝗖𝗼𝗺𝗽𝗹𝗶𝗮𝗻𝗰𝗲 + monthly occupancy tax filing. NO neighbor notification. NO minimum-stay rule at town level.

📊 𝗖𝗔𝗣 𝗥𝗔𝗧𝗘 𝗦𝗖𝗘𝗡𝗔𝗥𝗜𝗢𝗦 (3BR, 50% expense load):

🟡 𝗕𝗮𝗻𝗻𝗲𝗿 𝗘𝗹𝗸 𝗺𝗶𝗱-𝘁𝗶𝗲𝗿: $450K buy → $48K gross → $24K NOI → 𝟱.𝟯% 𝗰𝗮𝗽 | CoC 4-6%
🟢 𝗕𝗲𝗲𝗰𝗵 𝗺𝗶𝗱-𝘁𝗶𝗲𝗿: $425K buy → $58K gross → $29K NOI → 𝟲.𝟴% 𝗰𝗮𝗽 | CoC 7-9%
💎 𝗕𝗲𝗲𝗰𝗵 𝗽𝗿𝗲𝗺𝗶𝘂𝗺 𝘀𝗸𝗶-𝗽𝗿𝗼𝘅: $575K → $78K gross → $39K NOI → 𝟲.𝟴% 𝗰𝗮𝗽 | CoC 7-10%

⭐ 𝗕𝗲𝗲𝗰𝗵 𝘄𝗶𝗻𝘀 𝗽𝗲𝗿-𝗽𝗿𝗼𝗽𝗲𝗿𝘁𝘆 𝗰𝗮𝗽 𝗯𝘆 ~𝟭.𝟱 𝗽𝗲𝗿𝗰𝗲𝗻𝘁𝗮𝗴𝗲 𝗽𝗼𝗶𝗻𝘁𝘀 𝗶𝗻 𝟮𝟬𝟮𝟲. Gap closes if BE is downtown core (winery proximity drives summer ADR to $380) or has direct Sugar Mtn ski access.

🏦 𝗙𝗜𝗡𝗔𝗡𝗖𝗜𝗡𝗚:

🔸 𝗗𝗦𝗖𝗥 𝗶𝗻𝘃𝗲𝘀𝘁𝗺𝗲𝗻𝘁: 20-25% down, 7.0-8.5%, qualifies on PROJECTED RENTS
🔸 𝟮𝗻𝗱 𝗵𝗼𝗺𝗲 𝗰𝗼𝗻𝘃𝗲𝗻𝘁𝗶𝗼𝗻𝗮𝗹: 10-15% down, 6.5-7.5% (14+ personal days/yr)
🔸 Conventional investment: 15-25% down, 7.25-8.0%
🔸 Bank statement: 20-30% down, 7.5-9.0% (self-employed)

🗣️ 𝗔𝗻𝗴𝗶𝗲 𝗪𝗶𝗹𝗺𝗼𝘁𝗵, 𝗚𝗹𝗼𝗿𝘆 𝗠𝗼𝗿𝘁𝗴𝗮𝗴𝗲 𝗦𝗲𝗻𝗶𝗼𝗿 𝗟𝗢 (𝗝𝘂𝗻𝗲 𝟮𝟬𝟮𝟲): "𝗗𝗦𝗖𝗥 𝗹𝗼𝗮𝗻𝘀 𝗽𝗿𝗲-𝗾𝘂𝗮𝗹𝗶𝗳𝘆 𝗯𝗮𝘀𝗲𝗱 𝗼𝗻 𝘁𝗵𝗲 𝗽𝗿𝗼𝗽𝗲𝗿𝘁𝘆'𝘀 𝗽𝗿𝗼𝗷𝗲𝗰𝘁𝗲𝗱 𝗿𝗲𝗻𝘁𝘀 𝗿𝗮𝘁𝗵𝗲𝗿 𝘁𝗵𝗮𝗻 𝗽𝗲𝗿𝘀𝗼𝗻𝗮𝗹 𝗶𝗻𝗰𝗼𝗺𝗲."

🎯 𝗪𝗛𝗜𝗖𝗛 𝗙𝗜𝗧𝗦 𝗬𝗢𝗨?

🏔️ HIGHEST REVENUE PER LISTING → 𝗕𝗲𝗲𝗰𝗵 𝗠𝗼𝘂𝗻𝘁𝗮𝗶𝗻
💰 LOWER ENTRY ($375K and under) → 𝗕𝗮𝗻𝗻𝗲𝗿 𝗘𝗹𝗸
📋 SIMPLER PERMITTING → Beech (Affidavit only)
🍷 YEAR-ROUND DEMAND → Banner Elk downtown
⛷️ SKI-PROXIMITY PREMIUM → 𝗕𝗲𝗲𝗰𝗵 (slope-side)
📊 MOST INVENTORY TO CHOOSE FROM → 𝗕𝗮𝗻𝗻𝗲𝗿 𝗘𝗹𝗸 (1,615 vs 800)
🏛️ DIVERSE DEMAND ENGINES → Banner Elk
📈 HIGHER REVPAR → Beech ($155 vs $130)

💡 Avery County 2026 property tax: 𝟬.𝟰𝟴𝟲%. $450K property = ~$𝟮,𝟭𝟴𝟳/𝘆𝗿.

📋 Full Banner Elk vs Beech Mountain:
https://www.homesintriadnc.com/blog/banner-elk-vs-beech-mountain-str-comparison-2026-nc-investor-revenue-rules-permit-occupancy

📞 Call/Text 336-262-3111 — I'll run property-specific revenue + cap + cash-on-cash BEFORE you tour

Teresa Overcash | Broker/Owner | NCREC Instructor | CLHMS | 30 Years | 10,000+ NC Closings
Realty ONE Group Results



https://www.youtube.com/watch?v=87DVyb2Amuw

06/14/2026

🏡✨ 𝗙𝗜𝗡𝗗 𝗬𝗢𝗨𝗥 𝗣𝗘𝗥𝗙𝗘𝗖𝗧 𝗧𝗥𝗜𝗔𝗗 𝗡𝗘𝗜𝗚𝗛𝗕𝗢𝗥𝗛𝗢𝗢𝗗 𝗤𝗨𝗜𝗭! ✨🏡

📩 💬 𝗗𝗠 𝗺𝗲 𝘆𝗼𝘂𝗿 𝗮𝗻𝘀𝘄𝗲𝗿𝘀 𝗮𝗻𝗱 𝗜'𝗹𝗹 𝘁𝗲𝗹𝗹 𝘆𝗼𝘂 𝘄𝗵𝗶𝗰𝗵 𝗧𝗿𝗶𝗮𝗱 𝗻𝗲𝗶𝗴𝗵𝗯𝗼𝗿𝗵𝗼𝗼𝗱 𝗶𝘀 𝘁𝗵𝗲 𝗯𝗲𝘀𝘁 𝗳𝗶𝘁 𝗳𝗼𝗿 𝗬𝗢𝗨! 🏠❤️🌳☕✨

Thinking about moving to the Triad? Let's find the corner of the Triad that feels most like home.

1. What sounds like your perfect Saturday?

A. Coffee on the porch, a farmer's market, and a slower pace.

B. Brunch, shopping, parks, and plenty of things nearby.

C. Hiking, exploring, and getting outside as much as possible.

D. Backyard cookouts, sports games, and family time at home.
____________________

2. What's your ideal home budget?

A. Under $300,000

B. $300,000–$500,000

C. $500,000–$750,000

D. $750,000+
______________________

3. How do you feel about your commute?

A. I'd rather have more land and don't mind driving a bit.

B. I want easy access to shopping, restaurants, and highways.

C. I work remotely and care more about lifestyle than commute.

D. I need quick access to major employers, hospitals, or downtown.
_________________________

4. Which vibe sounds most like you?

A. Small-town charm and friendly neighbors.

B. Suburban convenience with great amenities.

C. Scenic views, nature, and room to breathe.

D. Upscale neighborhoods and polished surroundings.
__________________________

5. What's your must-have?

A. Acreage, privacy, or a large backyard.

B. Great schools and family-friendly neighborhoods.

C. Trails, lakes, parks, or outdoor recreation.

D. Restaurants, entertainment, and easy access to everything.