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June 2021 | Louisville Real Estate

May 21 stats


On the Thursday prior to the Memorial Day holiday weekend, I listed a ridiculously cute 3 bedroom, 2 bathroom home in Crescent Hill for $295,000. Over the next three days there were 42 showings of the property. And by Monday when I sat down with my seller clients they had 12 offers to review, all of them for more than the asking price and several significantly so.

Scenes like this are playing out all over Louisville nearly every day as a large number of buyers, armed with historically low mortgage rates, are battling over an anemic number of available houses for sale. I’ve heard chatter from many agents in our office and those in other brokerages that they feel like “everything is overpriced”. I’ve also heard a lot of speculation that at some point there will be a significant market correction leaving us with lots of overpriced homes to sell a few years down the road. Of course, no one knows for certain what the future holds and whether today’s prices reflect a truly overvalued market or are simply establishing a new baseline for real estate prices in Louisville.

Two lucky agents and their clients won the bidding war for my Crescent Hill listing. Which means I had the unenviable task of calling the other 11 agents to thank them for their hard work and let them know their clients did not get the house.

While commiserating on the phone with one of these deflated agents, I blurted out that this was the ‘craziest damn market I’d seen in the 27 years...

May 2021 | Louisville Real Estate

Apr 21 stats


Throughout the country – including multiple cases reported recently in the Louisville market – fraudulent wire transfer scams are on the rise that victimize real estate buyers, sellers, agents, lenders, title companies and closing attorneys.

According to the FBI, the most prevalent of these scams, the Business E-mail Compromise (BEC)/E-mail Account Compromise (EAC), caused a 136% increase in global exposed dollar loss between 2016-2018 (affecting approximately 19,335 U.S. financial recipients and totaling more than $1.6 billion in losses).

These BEC/EAC scams have been reported in all 50 states and in 150 countries and involve a criminal(s) compromising legitimate business e-mail accounts through social engineering (e.g., scams like phishing which prey on email users to click on malicious IRS, banking or Facebook links) or computer intrusion techniques to conduct unauthorized transfers of funds.

Here’s how the scam typically plays out. Victims often report a “spoofed” email being sent or received on behalf of one of the real estate transaction participants (buyer, seller, agent, lender, title company or closing attorney). This spoofed email has instructions directing the recipient to change the payment type and/or payment location to a fraudulent account (typically a domestic account which quickly disperses these funds through cash or...

April 2021 | Louisville Real Estate

Mar 21 stats


Low inventory and high demand are getting sellers top-dollar for their home.

Homes are selling quickly, spending an average of 31 days or less on the market.

The pandemic delayed the 2020 seasonal buying, and now those who have waited are ready to sell.

Financing your next home is affordable and attainable with mortgage rates at historic lows.



March 2021 | Louisville Real Estate

Feb 21 stats


We’re so excited to announce the inaugural Eleanor Foreman Scholarship honoring the pioneering Black real estate professional who integrated the Louisville Board of Realtors® in 1963.

This scholarship will pay for real estate school, licensing, trade association memberships, continuing education and ongoing training as a member of Kentucky Select Properties. It’s our hope that, like Eleanor, scholarship recipients will use their real estate careers to not only serve their clients but also to give back to the Louisville community and eventually serve as mentors to other aspiring real estate professionals.  Eleanor

Eleanor passed away last summer at the age of 94 but we worked closely with her family to make the scholarship a reality. “On behalf of my entire family, I am both honored and proud of this scholarship that Kentucky Select Properties has created in memory of my mother,” said Eleanor’s son, Jeffrey Hayes. “Mom would have been very happy with this recognition. This scholarship gives minorities the chance...

February 2021 | Louisville Real Estate

Jan 21 stats


If this sentence were a new house listing it would be gone before you could finish reading it.

That’s not an exaggeration. In the Louisville market, and throughout most of the country, we are experiencing the most acute shortage of housing inventory since anyone can remember (and certainly since anyone started to track it).

According to real estate data firm Altos Research, as of February 8, the number of active single-family homes for sale in the United States stood at 355,000. For context, just five years ago in January 2016, that number was 943,429. That’s 62% LESS inventory.

In Louisville, there were 1,980 active listings on the market as of January 15 compared to 3,383 on January 15, 2020. This represents a decrease of 41.5%.

At 38% of total home buyers, Millennials and other young adults made up the largest share of purchasers in 2020. That demand trend should continue this year. As, according to the Washington Post, should the trends of buyers who delayed purchasing homes because of the pandemic; from existing homeowners who need larger spaces to accommodate parents working from home and children attending school virtually;...

The Best Assisted Living Communities in Louisville (Assisted Living Research Institute)

In order to find the top assisted living communities in the Louisville area, our team of researchers sorted through 149 communities using our unique methodology. Our team:

  • Spent over 30 hours researching assisted living communities in Louisville
  • Interviewed 15 facility staff members
  • Read more than 160 reviews left by residents and their family members

After filtering out facilities that didn’t meet our high standards, we were left with 20 assisted living communities that earned our seal of approval. Through this process, we discovered that the average cost of assisted living in the city of Louisville is $4,073, which is considerably higher than the state average of $3,497 and about the same as the national average of $4,051.

For additional information please visit:


The Simple Yet Profound Role of Shelter – Keeping Real Estate in Perspective

This is an expanded version of a piece that appears in the recent issue of Louisville Magazine.

The Simple Yet Profound Role of Shelter – Keeping Real Estate in Perspective

By Jay Gulick, Managing Broker + Partner

One thing is certain if you have a reputation for working in the real estate business: no matter where you go, people ask you to weigh in on the state of the market. The grocery, the gym, cocktail parties, weddings, it doesn’t matter where you are, you invariably get hit with a how, as in how is the real estate market? This is particularly true in times of uncertainty or instability such as the months following the 2008 recession or now during the ever-evolving COVID-19 pandemic.

I’ve always considered it an honor to be asked about the market. One, because it’s nice when people value your opinion about anything. Two, because a person’s home is typically their most valuable financial asset. And three, because even though home ownership represents the largest number on a person or family’s personal balance sheet, it means so much more, especially during times of crisis like we are experiencing now.

Let’s start with what a blessing it is to own a home of your own. In its 2018 Annual Point-In-Time Count, the federal Department of Housing and Urban Development (HUD) reported that 552,830 people in the United States were experiencing homelessness in a single night (33% of whom were families with children). In 2019 the Coalition for the Homeless census identified 6,986 homeless people in Louisville. Because it’s difficult to find and track the homeless population, I suspect the reported numbers are on the low side. The last several months of social distancing and self-quarantining have been difficult even for those of us who have a home in which to take shelter. Imagine trying to follow the example set by Kentucky...

10 Questions to Ask About Homeowner's Insurance

When shopping for a home insurance policy, it pays to ask questions to make sure the policy you’re going to get is one that’s right for your needs. The “right” home insurance policy doesn’t even necessarily mean it has to be the most affordable one available. Your coverage has to match your needs, and that could cost more.

In any case, here are 10 questions you need to ask agents and insurance experts you might know before buying homeowners insurance.

1. What is home insurance?

In all likelihood, you already know that home insurance is a type of property insurance that provides financial protection in the event your home and its contents are damaged or lost during a disaster.

Then again, you might want to have a better and deeper understanding of everything that comes with having home insurance. If that is the case, then pose this question to agents, and they will be more than glad to expound on the subject.

2. What perils does a homeowners insurance policy typically cover?

A basic homeowners insurance policy only covers loss and damages caused by the following:

  • Fire
  • Smoke
  • Windstorms
  • Lightning
  • Hail
  • Explosion
  • Vandalism
  • Theft

3. Will my home insurance policy cover flooding and earthquakes?

Like all insurance policies, a standard homeowners insurance policy has its limits. While it covers several perils, it draws the line at damage or loss caused by flooding and earthquakes.

If your home is located in a flood-prone area, you might want to consider getting a separate flood or earthquake insurance coverage.

Home insurance also does not cover intentional damage or loss, as well as those caused by neglect, power failure, war, and nuclear explosion.

4. What about water damage?

A standard home insurance policy may cover water damage,...

Homeowner's Insurance 101

What Homeowners Insurance Covers

Considering that your home is likely one of your most significant investments, protecting it from catastrophic damage and losses that a disaster or an accident may bring is of paramount importance.

By buying homeowners insurance, you will get the best possible protection for your home.

A typical home insurance policy covers property damage. It also covers the personal liability of homeowners and members of their family for personal injury or property damage to others that happen within their property. Let’s take a closer look at what your home insurance coverage will take care of when disaster strikes.

The Physical Structure of Your Home

Depending on the type and extent of your homeowner’s insurance, any visible or non-visible damage to the physical structure of your home is covered. Be it the roof, walls, or the foundation itself, your home insurance provider will take care of the repair, or if need be, replacement of those parts of your home.

Other structures within your property, including the detached garage, fence, tool shed, or gazebo, are also covered by home insurance.

Personal Belongings

Home insurance ensures protection for your appliances, furniture, clothing, jewelry, sports equipment, silverware, and other belongings in case of damage or loss, although the extent of the coverage is still subject to the limitations of the policy.

Personal Liability

As a homeowner, you may be held legally liable for any personal injury or property damage to others that may or may not have occurred within your property.

With homeowners insurance, you won’t have to pay out of pocket for instances where a visitor slips on your stairs or when your child throws a baseball through a neighbor’s window and breaks an expensive vase.

A home insurance policy provides no-fault medical coverage for visitors...

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