Jaguar: Being in real estate AND the construction business, I have seen a really 'wakening' eye opener for the past 1 1/2 years. Cashiers, like everywhere else has experienced alot of layoffs with Jackson County reporting around 23% unemployment for over a year now. We are known as a resort community with alot of second homers from states, such as Florida that have been heavily hit with foreclosures and short sales, which dominoes up here. Although the last six months have seen sales greatly increase up here, the high-end market is taking the most of those sales. The low end sales are also doing well, for the same reason as above. With another 25% of our sales coming from short sales and foreclosures.

When the real estate is hit hard nation wide, it rolls down the line with construction workers and sub-contractors and building supply businesses going down as well. So, in a nutshell, those that have money and have always wanted to invest in this mountain living at its finest, have done so and gotten bargains even on the high end. The mid-range prices is what has suffered the most. I, personally have had 4 contracts in a short period of time, none of which have gone to the closing table, with nothing prior to that. Buyers know it is a buyer's market and are trying to offer embarrassingly low figures and Sellers are beginning to balk...unless the Seller is really desperate to sell. In that case, the buyer gets a great deal. Only Sellers though, know who they are.

If I can help further please write to me or visit my web. debra v edwards

Hi, Jaguar,
I hope you are enjoying your summer. Fall will shower our mountain with color soon. I have had a very busy summer. It seems folks know it is the time to buy and there are good deals to be made. There are a number of homes available so it is a buyer's market in our area for the first time in many years. Many of our homes are purchased as vacation homes due to our fabulous summer weather. To escape the heat, come to the mountain.

Since Spring to fall is our maining buying season and if somone lists their home in the fall, it may be on the market from November through June or July before the right person comes along so the days add up.

Checking out mountain real estate via the internet can be very time consuming as well as confusing. I work mainly as a buyer's agent and pride myself in finding the right home at the right price for my buyers. If we can help sort through mountain properties, please ask. In the mean time, happy browsing. http://www.NCMountainLife.com .

Love Life! Live in the Mountains!
Dorothy Swearingen,
Owner/Broker/Realtor
WhiteWater Realty
828.553.3391
Email: dorothy@ncmountainlife.com

Hi Jaguar,

I have been a full time broker in Cashiers, NC for over 23 years. Yes, we're very much in a down market, but as was previously stated, not as bad as some areas.

Here are the stats. Residential sales in '08 were off 46% and the average sale price dropped 10.46%.

To date in '09, we're off 36.84% compared to the same time period in '08. Our average sale price, however, is actually up 3.91%. It appears the worst is over, and we should start to improve from here.

I would welcome the opportunity to work with you. Visit my website at http://www.yourcashiershome.com to view available listings.

Take care,

Marty Jones, CRS CRB
RE/MAX Summit Properties
Direct: 828-421-4569
Email: martyjones@remax.net

Yes, Western North Carolina is in a down market right now. It's not as down as some places, like FL, but down a little. Prices are down 10-15% from a year ago, depending on your location. Days on the market are averaging around 220 - 250 days. But homes that are in good condition and priced right for their area are selling quickly. I have a listing I took the first of May and got a contract on it the 15th of June. My sellers are very happy with the price and the sale!

If you'd like specific information, let me know and either I can help you or I can recommend a good agent in the area you want to buy. I can be reached by email at: shirleykelley@kw.com or by cell at: 828-400-6295.

Your KW Consultant!
Shirley Kelley