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What’s Up, Wake Episode 80 features Melissa in conversation with Van Starling II, managing broker for Hodge and Kittrell Sotheby’s International Realty, about the current Triangle real estate market and what buyers and sellers should expect heading into 2027.
Van describes the local market as balanced and much closer to pre COVID conditions, with more inventory giving buyers additional choices and time to make decisions. He also discusses the challenges facing first time home buyers, including rising home prices, down payments, insurance costs, and the importance of planning for the long term rather than searching for a forever home.
The conversation also explores how Raleigh and surrounding communities are changing as more people move into the area. Van shares which towns are seeing major growth, including Angier, Pittsboro, Garner, Clayton, Sanford, and Siler City, along with the challenges that come with building new homes, roads, schools, and other infrastructure.
The episode then shifts to the 2026 Triangle Parade of Homes, including how to use the event to explore new communities and see the latest design trends. Van highlights earth tones, sage greens, wellness spaces, indoor and outdoor living, more defined rooms, and hidden kitchens and sculleries. He also explains how the Parade of Homes app makes it easier to plan which homes to visit.
00:00 Smart Shades Intro
00:38 Local Sponsor Spots
01:52 Market Update Overview
02:56 Balanced Market Explained
05:47 First Time Buyer Advice
09:04 Affordability Reality Check
10:24 Rent Trends And Saving
11:43 Growth Versus Character
14:21 Tear Downs And Design Shifts
20:26 Where Growth Is Heading
21:35 Triangle Growth Hotspots
22:09 Roads and School Strain
23:02 2027 Market Reality Check
23:51 Budgeting Before You Buy
24:38 Why a Crash Is Unlikely
26:38 2008 vs Today Lending
27:08 Parade of Homes Overview
28:31 Design Trends to Watch
29:32 Must Have Home Features
31:22 Planning Your Parade Route
32:59 Hidden Kitchens and Secret Rooms
34:06 The 2026 Triangle Parade of Homes takes place October 3 through 4, October 9 through 11, and October 16 through 18.
Creators and Guests
What is What’s Up, Wake?
What’s Up, Wake covers the people, places, restaurants, and events of Wake County, North Carolina. Through conversations with local personalities from business owners to town staff and influencers to volunteers, we’ll take a closer look at what makes Wake County an outstanding place to live. Presented by Cherokee Media Group, the publishers of local lifestyle magazines Cary Magazine, Wake Living, and Main & Broad, What’s Up, Wake covers news and happenings in Raleigh, Cary, Morrisville, Apex, Holly Springs, Fuquay-Varina, and Wake Forest.
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[00:01:52] Melissa: If you've been keeping an eye on the Triangle real estate market, you know there's a lot to unpack. Interest rates, inventory, home prices, and the ever popular question, is now a good time to buy or sell?
Well, let's get that question on the market. Today, we're talking real estate with Van Starling, managing broker for Hodge and Kittrell Sotheby's International Realty. We'll get his take on the local market, what buyers and sellers can expect as we head through the end of 2026 and into 2027, and what he thinks people should be watching in the months ahead.
And then we're rolling out the welcome mat to one of the biggest events on the local housing calendar, the 2026 Triangle Parade of Homes. We're finding out what's new, what's trending, and why even if you're not house hunting, it can be a pretty fun way to spend an afternoon. Van, welcome to What's Up Wake?
[00:02:46] Van Starling II: Thank you very much. It's a pleasure.
[00:02:47] Melissa: I am excited to talk about real estate. It's been many years since I've been to the Parade of Homes, and now I'm very tempted to go again this year. You
[00:02:56] Van Starling II: should.
[00:02:56] Melissa: But I wanna start with the big picture locally with real estate. If you had to describe the Triangle real estate market right now in a few words, how would you do so?
[00:03:06] Van Starling II: I would describe it as balanced, normalized. Think pre-COVID.
[00:03:12] Melissa: Okay.
[00:03:13] Van Starling II: So we're, we are very similar to 2019 numbers for a lot of statistics.
[00:03:19] Melissa: And, and obviously, we have come a long way since the crazy bidding war type of days- Yes ... of COVID, where it was truly just a seller's market, right? Correct. Um, I mean, it was, it was pretty wild.
[00:03:30] Van Starling II: It really was. It was unhealthy, actually. Yeah. I mean, it wa- it was great for many, obviously. Um, but, you know, it to be that off-kilter can only last so long. And, um, and, you know, finally we're, we're in a balanced market. The interesting thing about this market is it's neither a seller's or a buyer's market per se.
Um, we're, we're right in the line of, of being balanced with inventory and, and more houses available for buyers to see on the market than we've had in many years. How... I would say price points have definitely leveled out from last year. Last year we started seeing that normalization. So that's, that's helped buyers tremendously have more choices and have more time, which is the most important thing to make clear decisions because that's what they were lacking- Mm-hmm
in those post-COVID days, was the lack of time and clarity. There was a sense of pressure-
[00:04:20] Melissa: Yeah, the urgency ...
[00:04:21] Van Starling II: and urgency. Of
[00:04:21] Melissa: we have to hurry up and, and buy this house, and it- might not have been the, the right fit.
[00:04:25] Van Starling II: For many it was not.
[00:04:26] Melissa: Mm-hmm.
[00:04:26] Van Starling II: Correct.
[00:04:27] Melissa: So when you say a balanced market, I mean, to me it almost feels like it's more of a buyer's market in how you're describing it.
[00:04:39] Van Starling II: You know, you, you, a- and a lot of people feel that way because we're weighing it against what we've known the last five years.
[00:04:45] Melissa: Mm-hmm.
[00:04:45] Van Starling II: Right? So against anything outside of the last five years looks to be an absolute buyer's market, but it's not. When we have less than three months worth of inventory, um, it's a seller's market, zero to three months.
When we're coming into four months worth of inventory and moving in towards that six-month period, four to six months, you're seeing a neutral or balanced market. We're right across that threshold. Um, and then when you have six plus months really nine to 12 months is a strong buyer's market. Um, that's, that's how you weigh it.
You know, it's basically if you look at cans on a shelf in the grocery store, how long will it take for those cans to come off of the shelf?
[00:05:26] Melissa: Mm-hmm.
[00:05:26] Van Starling II: And that's, that's where we are with our housing market. We have more inventory than we've had in years, but when you relate that to 2021, 2022, it looks drastically different, so people assume, like yourself- Mm-hmm
that it is a buyer's market.
[00:05:40] Melissa: So it's, it, that really does bring in the word balanced. Yes. We're just getting back to the way- Normal ... things really should be.
[00:05:46] Van Starling II: Absolutely, yeah.
[00:05:47] Melissa: Um, okay, so I'm gonna dive right into this one question that I have as I was thinking about interviewing you and, and talking about really our, our local situation.
Well, I guess this, this question really is a, a national issue. I'm a mom of three. I've got, my oldest is, is now in college. I think about when I graduated college.
[00:06:11] Van Starling II: Mm-hmm.
[00:06:12] Melissa: It was really an American dream to graduate college, and one of your first thoughts is, of course, first job, but it's also buying your first house.
Right. I'm thinking about that for my son now, and thinking that doesn't seem quite as achievable now as it used to be back in the 1900s. But it doesn't- Yeah ... seem like my, m- the, this, this generation of kids will be able to do that in their 20s. And that, so I looked it up. Let me find it in my notes. It says, "Now the average age of first time home buyers is well into their 30s."
I even found up to 38 years old.
[00:06:53] Van Starling II: I heard 41 the other day.
[00:06:55] Melissa: I mean- Staggering ... that's kind of sad too. Yes, yes. I mean, and, and I'm wondering, though, as a, as a realtor, and you've been in this business a long time, what kind of advice do you give the younger first time home buyer?
[00:07:10] Van Starling II: So, gosh, I mean, I can, I still clearly can remember buying my first house, and the weight and gravity of it was- Mm-hmm
something that's hard to explain because you feel you're, you feel like you're anchored. You're anchoring yourself- Yeah ... right? You're coming out of freedom and life, and you're anchoring yourself to a, an asset. But you might not see it as an asset, right? You might see it as a depreciating asset. And so it's- it's not an automobile by any means, right?
There's longevity to it. It's a long game with- with real estate. But what- what I would say is you, the, and I, and I tell the first time home buyers that I work with is you have to remember this is not your forever home. Because everyone i- likes to think that they're gonna be in that situation- Mm-hmm
forever. Their kids are gonna be the same age as they are right now today forever, right? Um, things change. Situations change. Um, really if they, first time home buyers look at their initial investment, and you- you wanna look at location, that's never changed. Um, but you also wanna look at it as a minimum of three to five years.
I would say five years is what I encourage my first time home buyers. Just do not move within five years because you- you will ultimately lose money, and the whole point is to hold on, and then maybe- maybe you rent it out. Maybe you sell it and then take the equity that you've gained. Be- plus, along the way you're buying down your mortgage as you're making payments.
Mm-hmm. Although in the front end, it's- it's very little compared to the back half of your- your 30 years. Um, but it's- it's patience, and it's finding what's right for you right now in this moment. You know, i- talking about the- the 1900s, um, a statistic that I- I just heard recently was in 1962, 33-year-olds that were married with one or two children 52% of them were homeowners.
Today, it's less than 18%.
[00:09:01] Melissa: Wow.
[00:09:02] Van Starling II: Yes.
[00:09:03] Melissa: Wow.
[00:09:04] Van Starling II: Right.
[00:09:04] Melissa: I mean, and you, we can't ignore the fact that costs have gone up- Absolutely ... so drastically- Yeah ... as well. Right. My first home cost $168,000- Correct ... which was a huge deal, don't get me wrong, but that was kind of the normal type of starter home.
[00:09:21] Van Starling II: Yes.
[00:09:22] Melissa: And, and now, what would be the average type of home in our area?
[00:09:26] Van Starling II: The median price point in Wake County is 440,000. Are you- In Cary- ... kidding
[00:09:30] Melissa: me? ...
[00:09:30] Van Starling II: Cary, the town of Cary, it's 660 and change.
[00:09:34] Melissa: See, I, it, it just makes it real, you know, that we're, it's not gonna be realistic.
[00:09:41] Van Starling II: Well, one thing to remember also is that we, um, as, as generations, um, are getting paid a lot more than we used to.
Like when you- Not that much more. That- But, but, but we, I mean, you know, my first home was 125,000, and- Mm-hmm ... and, you know, if I was making 25, maybe 30,000 at that time, you know, I was lucky.
[00:10:02] Melissa: Yeah.
[00:10:03] Van Starling II: And so- Yeah ... But, you know, lending also, obviously for, for good reasons, has gotten a little bit more stringent, so you do need a substantial amount of savings for a down payment.
That's something to consider. That
[00:10:14] Melissa: is a very good point. Right? Yeah. Mm-hmm. Down payments used to be, what, 10% or something like
[00:10:18] Van Starling II: that? I mean, you could even do 3%. Yeah. In some cases, FHA, I mean, you know, it- That's
[00:10:22] Melissa: true.
[00:10:23] Van Starling II: Yeah. Yeah, and so, you know, good thing right now is that rents, the cost of renting is coming down.
Um, so that's balancing, which will help p- people if they look at it, those that aspire to own a home who are renting. If they look at their rents coming down, their goal should be to do everything that they can to incrementally increase their income and save and not be tempted to spend because that, I think we're such a consumer nation.
[00:10:51] Melissa: Mm-hmm.
[00:10:52] Van Starling II: If, if your, if your goal, and I'm talking to a first time home buyer, is to truly own a home, y- the discipline needed is tremendous, you know, to fight, to fight the outside influences- Yeah ... of, of keeping up with everyone else.
[00:11:05] Melissa: And you're saying that rent is going down. You're seeing
[00:11:07] Van Starling II: the
[00:11:07] Melissa: trends- It is starting to-
going down? Mm-hmm. Yeah. Okay. But the- Because I, I feel like those have just skyrocketed- They
[00:11:12] Van Starling II: are high ... as
[00:11:12] Melissa: well.
[00:11:12] Van Starling II: I mean, they are. If, if you look at it still relative to, you know, what they were 10 years ago- Mm-hmm ... it is, it is costly, but they're not increasing year over year as they were because we have such a surplus of multi-generational homes and apartments now in this area that luckily the competition in that space has forced those rents to come down.
[00:11:35] Melissa: That, that is a good point, and it also goes a little bit to my next question, which it's touching on, on apartments and, and renting. Um- I'm a Raleigh native, and as the, the last few years, not, not even just since COVID, but I, I guess we'll use that as a marker. Mm-hmm. The landscape has changed so much- Yeah
with, with what our housing even looks like- That's right ... in our area. Older homes are being torn down with more modern homes built in its place. So many apartment complexes coming up, um, less available land.
[00:12:12] Van Starling II: Right.
[00:12:13] Melissa: So all around it, it feels like there's a kind of a tension with people who want to pres- preserve the character of Raleigh and the surrounding towns, and people who want to create more and affordable housing, and the people that want to have the big, fancy, shiny, new stuff.
[00:12:38] Van Starling II: Right.
[00:12:38] Melissa: So how, as a local realtor, how do you see that balance?
[00:12:44] Van Starling II: Well, that's, that's, you know, gosh, that is such a touchy subject because like, like you, I grew up here as well.
[00:12:50] Melissa: Mm-hmm.
[00:12:50] Van Starling II: And I can understand, um, nosta- nostalgia plays a big role in a lot of people's lives and hearts, right? Mm-hmm. And to remember things as they were, um, I can understand that.
And, and obviously you wanna preserve the culture of an area, the culture of a town. Naturally, as... I mean, we're, we're having still 66 people a day moving into our area, right? So, and they're moving from out of town.
[00:13:14] Melissa: 66 a day?
[00:13:14] Van Starling II: Mm-hmm. Wow. They're moving from out of town, out of state. I actually believe
[00:13:17] Melissa: it.
[00:13:18] Van Starling II: And it's...
So and, and the, the actual attrition rate, how many are moving out, I don't know that exact statistic, but it's, it's been traditionally pretty low. Mm-hmm. So we're growing, right? We're not receding. Our, our jobs, our local economy here is tremendous. So when you start receiving people that are used to other things than we are locally, that are from here, have been here for 20-plus years, it's, it's a natural pull, right?
Yeah. It's a natural tug because you know, people also that are moving here, they like what they like, and it might not necessarily be what we're used to. So I do think that our builders have done a great job looking nationally at, at design trends and thinking forward instead of current or backwards.
Um, you know, some, some people might not like the more modern design, which I understand. I do think there's a, a time and place for modern and, and, and ranges of modern as well as your traditional home style. I mean, there's, there's so many designs in traditional home that I think are just timeless.
They just- Yeah ... will never go wrong. The, the real, the real struggle, I think is our lack of land around amenities, right? So as, as our areas developed, as, as the city of Raleigh developed, you naturally had Hayes Barton, which was a suburb. When the Angus Barn was built, it was like you pack your bags- That was like the sticks
like you're going to the beach, right? Yeah, yeah. And, and you, you're going for a big trip, right? Yeah. Um, you know, so the thing is, w- when, when things change and areas start to develop out, well, the, the core central areas where, that hold all the amenities, they're not changing. They're continuing to evolve and actually getting better.
Now, the homes built around those areas were built in a certain timeframe for certain lifestyles, for certain, you know, size households, and that changes. So floor plans then over time become obsolete You know, galley kitchens that are really small, um, really small bathrooms where you step into a shower and basically you spin around 360 degrees- Mm-hmm
and, you know, that was okay at one decade. But, you know, I think as things change, um, you know, you start to see design trends start to open up these spaces and make them larger. And so therefore people want the location, but they don't necessarily like the, the home or, and the home is, is maybe a little bit obsolete.
Maybe it, maybe it needs more updating and it, and it's m- more cost effective to tear it down and, and rebuild. So, you know, it just has to be thoughtful in the way it's done. Mm-hmm. And I think, you know, if we look at North Hills, that happened for a lot of people so fast, you know? I mean, it, it didn't happen overnight.
Yeah. But I think to a lot of people who are used to the, the, the... even the old mall where it was like Jason- I do miss the old
[00:16:08] Melissa: mall ...
[00:16:08] Van Starling II: it was... There were, there was- I miss J.C. Penney's ... there was like five people there sometimes.
[00:16:11] Melissa: I know, but I still miss it. That's why
[00:16:13] Van Starling II: I miss it. I know. I know what you're saying, right?
Yeah. Exactly. Yeah. But, you know, that didn't change over time. Mm-hmm. Kane did a, he had a great vision, um, when they built what they built, and it, it's just, I think when things happen faster than within a decade, it's, it's overwhelming for, for some people. So that's just always gonna be a struggle.
[00:16:31] Melissa: Yeah.
[00:16:31] Van Starling II: You know?
I don't know what the balance is really, honestly, because it comes down to wanting to have close proximity to amenities.
[00:16:38] Melissa: And there's so many big apartments and mixed use buildings- Yes ... being built. You mentioned North Hills also all around downtown. And- Right ... but I also look at these places and think, um b- they're not even af- affordable-
[00:16:54] Van Starling II: Yeah.
Well,
[00:16:55] Melissa: that's true ... for the- Yeah ... for the, you know, quote, "average person."
[00:16:58] Van Starling II: Right.
[00:16:58] Melissa: Um, so it's, it's hard to imagine how they're filling up these spaces.
[00:17:03] Van Starling II: Yeah. Well, look at our office, um, the one that I'm in, we have three locations- Mm-hmm ... is in downtown Cary and, um, you know, there's, there's more rentals, multi-family rentals being built, um, you know, right now.
[00:17:15] Melissa: Yeah.
[00:17:16] Van Starling II: And we already have the Meridian both Meridians have just been completed. Um, you know, it, it's, it is truly amazing how many rental spaces there are. Mm-hmm. But when I said rents are coming down, if you look at an average in the appreciation of rent, they're not climbing as, as they were, but you're, you're exactly right.
When you're looking at a three-bedroom for, you know, $3,000- Yeah ... you know, if you put three people in there, even 1,000 a month for some people is, is a tremendous amount- It sure is ... because you still have bills and food and gas and, you know.
[00:17:48] Melissa: Yeah.
it's mind-blowing. Mm-hmm. But I, I understand that there's growth and there are so many, you know, people coming in.
It's just- And that's why I'm not mayor, because I feel like you know- ... the, these people having to make decisions about our town growing and, and like you said, looking forward- Mm-hmm ... and, and trying to plan ahead instead of keeping the town the same. It's, um- Yeah ... I get it. It's tricky. But the, the, the area around Raleigh, all the, all the smaller towns, like you- Yes
like you said, you know, used to be, um, Angus Barn was out in the middle of nowhere. Wake Forest used to be- It sure did ... out in the middle of nowhere. Yeah. So what towns are you seeing, um, the most activity and growth that you're looking forward maybe two to three or five, 10 years in the future? Anger's growing So, you know- I mean, I never thought Anger was gonna be a town that people were talking about, you know, destinations living- You, you are not kidding
and here we are. That's one of the big ones.
[00:20:45] Van Starling II: You are not kidding. Mm-hmm. It's amazing. I mean, you have new construction in Anger that's, you know, 500 plus- Yes ... right?
[00:20:50] Melissa: Yeah,
[00:20:51] Van Starling II: yeah. Um, I, I think it, it's... Yeah, so I think when you look at outlying areas, obviously, um, Pittsboro in Johnston County, east and west- Mm-hmm
they've, they've just grown leaps and bounds. Yeah,
[00:21:03] Melissa: Pittsboro is a huge one.
[00:21:04] Van Starling II: Yeah, amazing. Yeah. Amazing. Chatham Park's been coming online at a, at a rapid pace. Um, Johnston County has done a great job, I think, with their handling their growth. Um, you know, at the end of the day, you have, you have people that are in the s- in the service industry, you have teachers, you have, um, first responders that are now driving an hour to get to work, right?
So that opened up what they could get affordability-wise in Johnston- Mm-hmm ... County versus in Raleigh was, was tremendous. So therefore, just naturally, you see, you see Garner and Clayton growing tremendously. Even Smithfield, Selma, um, Anger. I, personally, I think, I think there's a lot of promise in Siler City.
I think Siler City is, has... You know, it's nothing to get on US 1 South and, and head down to either Sanford or, or over and up down 64 to Siler City. Mm-hmm. So those, those areas, Sanford continues to do really well. Um, there's some immense affordability there, and it takes 35 minutes to get from Raleigh to Sanford, so it's just- As-
seems farther than it is ... well, as
[00:22:09] Melissa: long as we can keep up with the roads. Because it, it takes so much longer- Yeah ... many more years to build a road than it does a neighborhood. You're not kidding. So, you know, 540, um, the extension of 540 out near me opened not too long ago, and it's been, it's been a life-changer-
[00:22:24] Van Starling II: Yes, a-
[00:22:25] Melissa: absolutely
in terms of commute.
[00:22:26] Van Starling II: You're right. Um- And schools, schools- Yeah ... suffer for that same regards, too. True. It takes a long time. Um, you know, maybe the county's acquired land- Mm-hmm ... um, and, and it takes a long time to get the school approved and, and then the funding to get it built to accommodate for all of these new people that need a, a school.
Right?
[00:22:43] Melissa: Yeah. Again, that's why I'm not in any leadership capacity.
[00:22:47] Van Starling II: Oh, I understand.
[00:22:48] Melissa: Or decision-making. I would, I would be totally lost if I had to make these decisions.
[00:22:53] Van Starling II: It's hard to make everybody happy in that.
[00:22:54] Melissa: It... Oh, it's impossible. Absolutely. I can't even make myself happy from one day to the next so-
forget the rest of the town. Okay. We're, we're nearing the end of 2026, looking ahead to 2027. What are you, what are you wanting your buyers and sellers to look out for?
[00:23:15] Van Starling II: So I, I think it's, it's under- whenever markets shift and change, it takes a long time for either party to wrap their head around it. Um, there is no getting back to normal per se, right?
Mm-hmm. Interest rates are in the high sixes. Um, there's no immediate, um, drop to wait in terms of being a buyer to wait for that 5 and 4% to, to happen. Yeah, to
[00:23:39] Melissa: go back down, yeah.
[00:23:40] Van Starling II: What I, what I would, what I encourage my clients to do, whether, whether they're selling... Because sellers also, where do they go, right?
So having a plan for both parties is very important. But f- on the buy side, it's, it's what fits your lifestyle, what, what works for you right now. Also, it's so important for, especially my, my move up or first time home buyers, to talk to a lender before they even start the process of looking for a home.
Because until you know what you're gonna be fitting into your monthly budget, it's, it's really irrelevant to, to look for a home. Because you don't just have principal and interest on the mortgage, you've got the insurance, you've got- Mm-hmm ... probably HOA costs at some point.
[00:24:20] Melissa: True.
[00:24:21] Van Starling II: Um, insurance costs have gone up dramatically as well.
[00:24:24] Melissa: Mm. Very true. Right?
[00:24:25] Van Starling II: Yeah. So it's, it's looking for what
[00:24:28] Melissa: fits you. And property taxes, everything has gone up. Everything. Yeah.
[00:24:30] Van Starling II: Tremendously,
[00:24:31] Melissa: yeah. Yeah. That is a very good point. But- You've got to keep in mind your budget, your lifestyle, and the, and the big picture.
[00:24:37] Van Starling II: Correct. Mm-hmm. I mean, you know, one, one thing to look at though, which is good statistically for, for buyers, is that in last year, um, 2025, prices finally settled down a little bit.
Our, our average price actually came down about two and a 2.25%. Before that, the previous two years 2024 and 2023, we were appreciating about four and a quarter, and we're projected to do about the same this year to, for home appreciation to be at about four and a quarter. That's versus 9, 27%, you know, for the years 2021 and 2022, where things just skyrocketed.
And
[00:25:15] Melissa: just not sustainable.
[00:25:16] Van Starling II: So now we're, we're kind of bumping along at an average. Mm-hmm. Our- the national average typically and historically with homes is 3 to 5%, and now we're seeing that consistently year over year. Um, so for a buyer, it's, y- you have confidence that the market's not gonna crash. 41% of homes nationally and in Canada are owned outright.
So to wait for a crash to happen, um, you, you'll be waiting a long time.
[00:25:43] Melissa: 41% of homes are owned outright.
[00:25:46] Van Starling II: Nationally- So no
[00:25:47] Melissa: mortgage ...
[00:25:47] Van Starling II: and, and through Canada, no mortgage.
[00:25:49] Melissa: Really? Yeah.
[00:25:49] Van Starling II: I would
[00:25:49] Melissa: think-
[00:25:49] Van Starling II: Think about
[00:25:50] Melissa: the baby
[00:25:50] Van Starling II: boomer
[00:25:50] Melissa: population ... that's, that's a high... Yeah, I guess so. But that's, that's good. I think we're doing pretty good then.
[00:25:55] Van Starling II: Yeah, yeah. But, you know, we also, that's the transference of wealth- Mm-hmm ... because that, that population for the most part are the baby boomers.
[00:26:01] Melissa: Okay.
[00:26:02] Van Starling II: Right? Yeah. So they own their homes outright- Mm-hmm ... own vacation homes, rental homes. They hold a lot of inventory, and so what was known as the silver tsunami that was coming, where there was gonna be all of this inventory flooded because they were gonna start selling, um, has been more like a trickle.
It's not really- Oh ... flooding the market.
[00:26:18] Melissa: Okay.
[00:26:19] Van Starling II: Um, but that, that statistically, the majority of people, if they don't own it outright, they've got a massive amount of equity in it.
[00:26:26] Melissa: Wow.
[00:26:27] Van Starling II: Yeah. Wow. So there's not gonna be a foreclosure crash. So in terms- Yeah ... of a buyer waiting, waiting is is probably gonna cost you the house that would've been the perfect house for you.
[00:26:36] Melissa: Mm-hmm. Mm-hmm. And anything like 2008, you're not seeing anything like that on the horizon?
[00:26:42] Van Starling II: Far from that. Mm-hmm. Lending in 2008 was, was... had no foundation. I mean, you know, people were getting, um, no doc- no documentation loans- Oh ... first and second loans.
[00:26:54] Melissa: Yeah.
[00:26:54] Van Starling II: Um, you know, and so when you, when you're getting a, a house based on saying, "My income is X, Y, Z," without someone really vetting that- Mm-hmm
and digging into it, they're, you're... the house of cards is gonna fall, and it did.
[00:27:06] Melissa: Yeah, yeah. It sure did. Okay, let's shift gears a little bit and talk about the Parade of Homes. Yes. The Parade of Homes is free and open to the public, and it's a way to see the newest homes, communities, floor plans and design areas across the triangle. For someone who's never been to the Parade of Homes, how would you describe it to someone?
[00:27:28] Van Starling II: Wow. The Parade of Homes is, is a great idea, um, for one, to look at design trends.
[00:27:34] Melissa: Mm-hmm.
[00:27:34] Van Starling II: I mean, you will, you will have access to homes that you probably wouldn't have access to otherwise. And, and, you know- Yeah, I say it's
[00:27:40] Melissa: a great way to snoop on your neighbor.
[00:27:42] Van Starling II: It is. It is truly great for that reason. Yeah, yeah. You know? Yeah. You can go in and, and oftentimes, you know, you might find in, in those homes, especially the first, first weekend, find the builder or designer there with, with their agent that has it open that is hosting it, and it's just incredible to see new design trends, you know?
Mm-hmm. It's also a great- And they
[00:28:01] Melissa: are all new homes, right?
[00:28:02] Van Starling II: They are. In the Parade
[00:28:03] Melissa: of Homes?
[00:28:03] Van Starling II: They are. Okay. And there's a race to finish them to this day- Oh, I bet ... that we're talking right now. Yeah. So.
[00:28:08] Melissa: Yeah.
[00:28:08] Van Starling II: Um, yeah, it's, it's just a fantastic opportunity. Also, if you're looking, if you're new to the area and looking for where you wanna settle, it is a fantastic way to see new communities- Mm
across the triangle, north, south, east and west, even spilling out beyond Wake County. And, um, the Parade of Homes committee at the National Home Builders Association does a fantastic job. This is one of our best events.
[00:28:31] Melissa: What kind of design trends are you seeing?
[00:28:34] Van Starling II: We're seeing more, um, earth tones, more neutrality- Mm-hmm
in terms of, um, you know travertine, mauve, o- off-whites. You know, we're not, we're not in the stark white or gray era. Those, those days are, are long gone, and thank goodness, quite frankly. Mm-hmm. Um, I think they, they've were played out. We're seeing a lot of sage greens, um, c- pops of color that make certain bathrooms in, in certain areas and rooms really stand out to be, you know, places that you wanna go and, and just relax and hang out.
Wellness areas, um, are, are such a big thing right now, especially in the higher end market with the, with the new builds. You'll see, um, massive rooms and areas devoted to not just a workout room that you're used to seeing, like a bonus room over garage- Mm-hmm ... but a true gym- Mm ... with sauna and, and even red light therapy and things of that nature.
[00:29:26] Melissa: Oh, nice.
[00:29:27] Van Starling II: Yeah.
[00:29:28] Melissa: All the real fancy stuff.
[00:29:29] Van Starling II: Oh, yeah. Yeah.
[00:29:30] Melissa: Yeah. Okay. So what are you seeing, other than the red light fancy things, that buyers might be really looking for now than even last year or a few years ago?
[00:29:47] Van Starling II: You know, indoor/outdoor living continues- Mm-hmm ... to be a, a huge aspect, and it doesn't even matter the price point.
It does not matter, because, you know, if, if you're building a house that's $400,000, chances of you wanting a screened-in porch are pretty high. Mm. Right? Mm-hmm. So, you know, looking at a way to, to extend your lifestyle outside of a confined room and into your backyard everyone you know, appreciates that and wants it, quite frankly.
We're seeing less cavernous open spaces, a little bit more division in rooms-
[00:30:20] Melissa: Oh,
[00:30:20] Van Starling II: really? ... which is
[00:30:21] Melissa: nice. We're going backwards in time for that.
[00:30:22] Van Starling II: Not, not, not completely backwards. Not, so
[00:30:24] Melissa: not- But- ... back to the galley kitchen-
[00:30:26] Van Starling II: But yeah, no, yeah ... but still more
[00:30:27] Melissa: of a closed off space. A, a
[00:30:28] Van Starling II: little bit more closed. I mean- Okay
you know, just, just some separation, some- Mm-hmm ... some means of separation, um, rather than being in- completely exposed. I mean, open floor plans continues to be in high demand and- Yeah ... and what everyone wants, but it's just, you'll see just slightly different variations of that. Mm-hmm. Materials also, um, obviously, you know, colors change.
Mm-hmm. Um, and so it's, it's really neat in the Parade of Homes to see, you know, what's on the horizon. A, a lot of builders will look, um... they'll look beyond, you know, throughout Europe or, or even throughout Asia to see just, just what other countries are starting to embrace and do in d- in design, and the design inspiration might not, not even come from, from builders necessarily.
It's just, what is a new design trend, color palette, and start incorporating that into building and, and design. So it's, The Parade of Homes is a fantastic opportunity for that.
[00:31:22] Melissa: Now let's talk about tackling the Parade of Homes, because it is, it is so spread out with where the homes are. Mm-hmm. Is there a way, and I should have looked at this before we sat down today, is there like an app or a way, a map, an app or a map , a way to really tackle being able to fit as much in as possible?
[00:31:43] Van Starling II: Yeah. So the Triangle Parade of Homes has w- been working on this and refining it and getting it better over the last few years. I was, I was lucky enough to be on the, on the committee for the Parade of Homes for about three years, and- Mm-hmm ... and, um, they have since implemented an app that is geo-located where you can, you can just on the fly while you're driving, um, find areas with open houses.
You can also, before you even leave for the day, you can map out the areas and the houses- Mm ... that you wanna look at and save them in, in in, you know, in line on that app. So they've made it very convenient. So you start just by, you can go to the Triangle Parade of Homes website or even probably download their app up through the app store at this point.
[00:32:25] Melissa: Okay. I mean, I remember back in the day we had something called, kids, it was called MapQuest-
[00:32:32] Van Starling II: Yes. ...
[00:32:32] Melissa: and we had to go onto mapquest.com- Yeah ... www.mapquest.com, and then you had to type in the address, print out directions, and then go start o- all over, type in the next address, and then print out those directions.
[00:32:47] Van Starling II: No, that's exactly right. I know. And
[00:32:49] Melissa: I, I think that was the last time I went to the Parade of Homes. I remember doing something like that. Mm-hmm. So this sounds a lot more- So things have changed a little bit ... user-friendly. Just a little bit. Yeah. Just a little bit. Yeah. You know- I'm back, I'm back in the 2000s now.
[00:32:59] Van Starling II: One, one item, you know, it just struck me when you were asking about spaces and design trends, um, the scullery or hidden kitchen has continued to evolve to where you will see behind a kitchen one of the most amazing kitchens and cooking spaces that you would have ever dreamed of in a lot of these homes, and hidden spaces- Why do you want it to be hidden?
are really unique. So, you know, we all love like KitchenAid
[00:33:23] Melissa: mixers-
[00:33:23] Van Starling II: Okay ... right? You have- Oh ... air fryers. Yes. You have all of these appliances that are on your count- The stuff that clutters
[00:33:28] Melissa: your counter.
[00:33:28] Van Starling II: Right.
[00:33:28] Melissa: Yeah.
[00:33:29] Van Starling II: Now they- Okay ... go in the scullery or the, the hidden kitchen or,
[00:33:33] Melissa: or dirty kitchen. See, that's that fancy stuff I
[00:33:34] Van Starling II: was
[00:33:34] Melissa: talking
[00:33:34] Van Starling II: about.
[00:33:34] Melissa: Right? Right? Yes.
[00:33:35] Van Starling II: Um-
[00:33:35] Melissa: Yes ...
[00:33:35] Van Starling II: so it's, it's- That does sound nice
[00:33:37] Melissa: though ...
[00:33:37] Van Starling II: really fun to see, you know, that and- And hide
[00:33:39] Melissa: the mess back
[00:33:40] Van Starling II: there. Mm-hmm. Yeah. And some of the doors will look like an extension of cabinets- Mm ... or even, even a, a wall with, you know, wainscoting and, and it actually opens into another space.
So there's, there's home theaters like that. There's, you know, lounge areas in homes behind kinda hidden, hidden doors and that. I would love to have a mom cave- So those are the fun
[00:33:56] Melissa: things ... a hidden mom cave, and I would never tell my kids- You could do that ... which, which panel in the wall is opening and I'm getting in there.
That sounds very dreamy. Okay. Parade of Home dates are, it's three weekends, October 3rd through 4th, 9th through 11th, and 16th through 18th. More information you said can be found at triangleparadeofhomes.com?
Yes. Is that right? That's right. Okay. And where can we find you and more information about you and your, and your firm?
[00:34:23] Van Starling II: Probably the, um, for me personally would be Instagram, vanstarling, um, would be my Instagram handle. Hodge and Kittrell, Sotheby's International Realty. If you just Googled Hodge and Kittrell locally, you will find our, our company website.
Okay. Um, and so you know, we're we originally were founded and started by Nadine Hodge in 1968. She was one of the first female owners of a real estate firm in the Triangle. Really?
[00:34:49] Melissa: Oh.
[00:34:50] Van Starling II: So we just love that foundation and history- Mm-hmm ... of, of how we've evolved from that, you know, so.
[00:34:56] Melissa: I
[00:34:56] Van Starling II: love that too.
And Joe Hodge, her, her son is one of our principal owners still to this day.
[00:35:00] Melissa: Oh, great. Okay. Yeah. And it sounds like, you know, local people. I, I like dealing with, you know, local real estate agents. They know the area. They know all the trends and where to go, where not to go, who to talk to, who to deal with.
That's right. So-
[00:35:14] Van Starling II: That's right ...
[00:35:14] Melissa: thank you so much for being here today. Thank you. Thank you for having me. Thank you for filling us in on all, all the, the market and, and the growth and the changes and everything we have to look forward to. Thank you very much. And the Parade of
[00:35:24] Van Starling II: Homes.
[00:35:24] Melissa: Thank you. Absolutely.
You
[00:35:24] Van Starling II: should go visit.
[00:35:25] Melissa: I will. I think I'm gonna do it this year, and I'm gonna use an actual app- There we go ... and not my printer.
[00:35:30] Van Starling II: That's a good idea.
[00:35:31] Melissa: Thank you so much.
[00:35:32] Van Starling II: Thank you