Winning Where It Counts in The MidSouth Housing Market

Winning Where It Counts in The MidSouth Housing Market ”

1. Reading behind the lines from latest Realtor.com forecasts

2. Who are the winners in the Mid South Real Estate market 

3. How to prepare to be a winner in this market. 

Host: #JoGarner #MortgageExpert #MortgageOfficer (901) 482-0354

Co-host: #AllenMcCool  #memphisappraiser Stephenson & Associates 901 763-2100 

Subscribe for weekly Real Estate Mortgage Shoppe podcasts with show notes at www.JoGarner.com 

#memphisrealestate #memphishomevalues #memphismortgage #midsouthrealestate #realtor #mortgage #appraisal

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LET’S GET STARTED…(Jo) (Good morning, Memphis!  Welcome to our internet listeners and podcast listeners across the 50 states! . You’re on Real Estate Mortgage Shoppe. I’m your host, Jo Garner, Mortgage Loan Originator.  You can connect with me at www.JoGarner.com. Our topic today February 7th, 2026 (for the Winter Olympic Opening Weekend)  “Winning Where It Counts in The MidSouth Housing Market. ” Thank you to attorneys Shelley Rothman and Rob Draughon of Griffin, Clift Everton and Maschmeyer Law Firm for sponsoring this episode.  When you are ready to buy a home or refinance one, call Rob and Shelley for the title work and closing. 901 752-1133. 

Introducing Allen McCool of Stephenson and Associates

 

Back in the Real Estate Mortgage Shoppe studio we have real estate appraiser, Allen McCool of Stephenson and Associates.   Allen, for several years you have been serving a variety of clients, including lenders, attorneys, and individuals. You bring your knowledge and skill to every job you do.    And, some of our listeners may not realize that you are also a very talented musician and composer.   We are hoping to have some of your music on Real Estate Mortgage Shoppe soon.  Catch Allen McCool’s music at www.allenmccool.com  (Allen has about 1.5 to intro himself and talk about he services he offers his appraisal clients)

 

(Jo)   Top Headlines for the Memphis and Mid-South 2026 Real Estate Market Predictions from www.Realtor.com 

 

Memphis home prices forecast to increase 1.8% in 2026.

Memphis home sales predicted to decline 7.7% in 2026.

Mortgage rates predicted to hover around 6.3% 2026.

First let’s look at the negative forecast:

Some headlines are predicting that the Memphis real estate market will be moving down from 37% out of 100 cities 89^th in 2026. The heaviest weight on this report was that Memphis home sales are projected to decrease, even though prices will slightly increase. 

BUT, if you are a homebuyer, or a home seller or investor, the forecast for real estate in 2026 for the MidSouth could look favorable. 

Here are the reasons given for MidSouth being a FAVORABLE  real estate market 

In 2026, the Memphis and Midsouth real estate market is poised to outperform many US regions due to superior affordability, high rental yields (often exceeding 12%), and consistent, stable growth. Compared to the national average, the region benefits from lower cost-of-living, , and strong demand from a growing, diverse employment base (FedEx, Amazon, St. Jude). 

First-time homebuyers – This market describes a place where you can buy a home and afford the monthly payments.    With several down payment assistance options, you have some help with the down payment too. 

(Frankie First-Time Home Buyer- Frankie is tired of paying rent and ready to forge his own better future. He has okay credit but not a lot of money to put down. Frankie qualifies for a fixed-rate government-backed loan with down payment assistance. Every time Frankie makes a mortgage payment he is building equity and wealth by owning his own home that was affordable for him to buy because he lives in the Mid-South. )

Investors- If you are buying a home to rent out to tenants for an income, you are in luck!

Memphis has a strong rental market and recent data shows several  scenarios where you can buy a home for investment and often see a 12% capital return.    

Home sellers–  If you are itching to move but have been locked in place because you didn’t want to give up your 3% to 4% mortgage rate, the 3-year low interest rates today may give you a reason to sell your home and answer the call to live somewhere else. 

The Mid-South seems to be getting to high scores and performing well against competing cities when it comes to Affordability in our housing market.     We seem to be lagging behind with the forecasts for number of sales expected  in 2026.    But, terrain looks promising for mortgage rates remaining low throughout the year if the forecasters are right. 

Are you thinking about buying a home or refinancing your mortgage in 2026?  Connect with me today and lets explore your options for the right mortgage. We can make the process EASY.  901 482-0354 JoGarner.com 

(Jo) Allen McCool of Stephenson and Associates, what are some of the challenges and some of the positives you see in the MidSouth Real Estate Market today.   (Allen has about 3-4 minutes to get started talking about his topics)

 

 

OUTRO: You’re on Real Estate Mortgage Shoppe. I’m your host, Jo Garner, Mortgage Loan Originator. What do YOU want to accomplish with YOUR mortgage?  I can make the mortgage process EASY for you with the right mortgage. Connect with me at JoGarner.com   When we come back, we will be hearing more from Allen McCool, appraiser with Stephenson and Associates. Pat Goldstein, realtor with Crye-Leike will also be joining us when we come back from break.  

 

 

 

 

 

2nd segment is after first  break  8 minutes 50 seconds 

 

( Waaka Waaka song in background ) COMIC QUERIES (you probably already know the answer, but we will ask anyway 

 

 

Glittering points that downward thrust,
Sparkling spears that never rust.
What is it?
OR
Lives in winter,
Dies in summer,
And grows with its roots upward!

Answer:  Icicle

Today on Real Estate Mortgage Shoppe, we are talking about “Winning Where It Counts in the MidSouth Housing Market ”

I’m your host,  Jo Garner, Mortgage Loan Originator . For your home purchase or a mortgage refinance you can brag about,.   We can find the right mortgage product and make the mortgage process EASY on a traditional mortgage, on special programs and outside-of-the-box mortgage programs too.   Connect with me at JoGarner.com

Allen McCool, real estate appraiser with Stephenson and Associates 901 550-2100

 

 

TALKSHOPPE TIP

https://patgoldstein.crye-leike.com 

Talk Shoppe is one of our major sponsors on Real Estate Mortgage Shoppe.  Talk Shoppe offers free networking and education to our local business community.   If you join the Talk Shoppe Sponsor team, you can get a wide variety of marketing venues at a below-market price.   www.TalkShoppe.com 

Thank you, Pat Goldstein, Realtor with Crye-Leike, for being such a generous sponsor and support to our real estate and business community. Pat, you are called “The Gold Standard” by some of us the real estate business.  You take excellent care of your home buyers and home sellers in Tennessee and Mississippi.   Pat Goldstein, Realtor with Crye-Leike, what is our Talk Shoppe Tip today? 

Pat Goldstein shares her tip:  Start driving around the neighborhoods in the areas where you want to live.   What are the pricing trends over the last couple years? Check the covenants and restrictions in the neighborhood to make sure you can park your RV in the front of your house or other use of the home.   Your realtor can help you get a copy of this information. 

 In Subdivisions that have a neighborhood association 

            Condominiums (example, some will not allow you to use the property as a rental to tenants.)

 

TOPICS COVERED BY ALLEN MCCOOL OF STEPHENSON AND ASSOCIATES

What makes an Olympian successful?

Training and Preparation

If you want to be a successful buyer:

Get pre-qualified by a professional mortgage loan officer, such as Jo Garner. Know your borrowing and purchasing power, so that you can make a strong offer when you find a property that fits your needs.

Research the market for homes that fulfill your needs in terms of both physical characteristics and location. Strive to know a good deal when you see one. A professional Realtor, such as Pat Goldstein can guide your search.

If you want to be a successful seller:

Research the available home listings that will compete with your property. When looking at closed sales, be sure to emphasize recent sales that reflect the current market. The formerly rapidly-rising market is over for now. Accept the realistic current price level and the historically long-term gain. Consult a Realtor, and be open to advice. In some cases, an appraisal would be helpful.

From Both Perspectives:

Understand the current market, so that you can appreciate the perspective of the other market participants. They will be sitting across the negotiating table from you, or they will be competing with you for your seat.

(Pat might mention) that she is still seeing multiple buyer offers on homes for sale, but not near as many as during the pandemic. 

Thinking back to the situation where buyers were having to compete often when making an offer on a home.  We started seeing this happen around 2015 and it escalated during pandemic. 

The market started to normalize in 2022.  

Currently, buyers feel they have more choices, because there are relatively more listings available to purchase than there are buyers. Buyers are less likely to get in a bidding war, they feel they can ask for seller concessions, and they can scrutinize the properties more carefully.

Sellers, on the other hand, still remember the rapidly-rising market that now has settled to a modest pace, and perhaps feel the sting of missing selling at a peak. They are also reluctant to give up their low interest rate mortgages.

All participants should remember that the long arc of real estate value is a positive one. If your ownership time line is long enough, say 5 years or more, and you buy, or sell (and then buy), at a realistic value conforming to the present market, you can expect to gain over the long term.

The current outlook, as Jo has shared, is for a modest price increase over the next year. That makes it a good time to invest, if you do your research.

 

3^RD SEGMENT 12 minutes

 

 

• For Did You Know  today…(see if you can guess the answer before we do)
• This weekend the Winter Olympics are in full swing.    Memphis has brought home the gold a number of times with some excellent athletes like Rochelle Stevens on the US Women’s track team in 1996.   Penny Hardaway played on the US Men’s Basketball team in the Olympics and brought home the gold also in 1996.
• But which Memphian brought home the gold in the Winter Olympics of 1984?
• Hint:  He won in ice skating.
• ANSWER:  SCOTT HAMILTON
• (There’s proof that Success isn’t about perfect conditions — it’s about smart preparation.)

•  
• Today on Real Estate Mortgage Shoppe, we are talking about “Winning Where It Counts in the MidSouth Housing Market ”
• I’m your host,  Jo Garner, Mortgage Loan Originator . For your home purchase or a mortgage refinance you can brag about,.   We can find the right mortgage product and make the mortgage process EASY on a traditional mortgage, on special programs and outside-of-the-box mortgage programs too.    Connect with me at JoGarner.com
• Allen McCool, real estate appraiser with Stephenson and Associates 901 550-2100
• Pat Goldstein, Realtor with Crye-Leike Realtors in Tennessee and North Mississippi. 901 606-2000

 

 

TOPICS COVERED BY JO GARNER, LICENSED MORTGAGE OFFICER

 

 

Winning Comments about our MidSouth Real Estate Market

“The MidSouth isn’t a wild ride — it’s a smart climb.”

Affordable entry, steady equity.”
• “Not overheated — just healthy.”
• “Slow growth beats fast crashes.”
• “Where first-time buyers can still win.”

Winners in the real estate

Home seller story 

(Nick and Nelly wanted to sell their home and move closer to family, but Nick wanted to buy the new home first since the old home needed some fix ups to get the top price. Nelly wanted to have a low mortgage payment on the new house, so when they retired in a couple of years they would not have to worry about a high mortgage payment. They were at a stalemate because they needed the profit from the sale of the old home to put down a large down payment on the new home. (and they did not want to get a another loan on the house.) We set them up with a little known tool that allow Nick and Nelly to put a small amount down on the new home and have the larger monthly payment until they sold their old home and paid the big chunk of the profit to pay down the new mortgage. We could then lower the payment without them having to refinance.)

2 refi scenarios –

Simple Refinance to Lower Payment

Jo shares example of a homeowner who had borrowed a large mortgage when they bought their house many years ago. Today they owe less than 30% of the original amount they borrowed.   Lifestyle changes and other unexpected situations have motivated the homeowner to ratchet their mortgage payment lower. A simple refinance of the current mortgage balance can drop the mortgage payment significantly, even if you don’t lower the rate. 

Cash out Refinance

Some common reasons homeowners are refinancing is to replace the old mortgage with a new mortgage that includes giving the homeowners cash back.   Trending reasons for getting the cash from a cash out refinance are:

Paying off higher interest rate debt like credit cards or other debt. 

Paying for home improvements to life better in your home or making room for expanding the number of household members.   Some are taking cash out to invest in buying additional real estate properties for building wealth and rental income. 

 

 

MAKE YOUR PLAN. LET’S WORK YOUR PLAN. IF THE DEAL WORKS FOR YOU TODAY, LET’S DO IT TODAY.   I can make the mortgage process easy. Connect with me at www.JoGarner.com   You can email me at Jo@JoGarner.com or call me at (901) 482-0354 

 

 

4^th Segment  8 minutes and 50 seconds

 

 

(THE SONG UpBeat Inspirations  PLAYING IN BACKGROUND )    INSIGHTS & INSPIRATIONS

As a child in Tennessee, doctors once told a young girl she might never walk again.
She had survived polio, wore leg braces for years, and struggled just to take normal steps.

But instead of accepting limits, she chose movement.
Step by step turned into jogging.
Jogging turned into running.
Running turned into racing.

Through endless practice, injuries, and people who doubted her body would ever hold up, she kept showing up — faster each year.

She won three gold medals in a single Olympic Games, becoming the fastest woman alive.

Not in spite of obstacles — but because she learned how to push through them. This Olympian champion was Wilma Rudolph. 

Are you wanting to buy a house -or maybe you want to refinance to get your finances more manageable?  For some it is so easy. Connect with me and I can help you explore the best route to your goal.  For others the road to success starts with some obstacles. Call or text me today at 901 482-0354.  I can assist you to pushing through to your win with your mortgage  www.JoGarner.com 

 

Today on Real Estate Mortgage Shoppe, we are talking about “Winning Where It Counts in the MidSouth Housing Market ”

I’m your host,  Jo Garner, Mortgage Loan Originator . For your home purchase or a mortgage refinance you can brag about,.   We can find the right mortgage product and make the mortgage process EASY on a traditional mortgage, on special programs and outside-of-the-box mortgage programs too.   Connect with me at JoGarner.com

Allen McCool, real estate appraiser with Stephenson and Associates 901 550-2100

Pat Goldstein, Realtor with Crye-Leike in Tennessee & North Mississippi  901 606-2000

 

REAL ESTATE TIP OF THE WEEK 

Pat Goldstein, Realtor with Crye-Leike Realtors gives her tip (about 1 minute)

Expounding on the tip to make sure you check and review covenants and restrictions and bylaws set by subdivisions and condominiums)

 

Allen McCool of Stephenson and Associates gives his tip

Allen’s tip Look around to determine what you want and need in your next home. Get set on your comfort level on payments and down payment on the property. Talk with your mortgage officer for help getting to the right numbers. Get with a trusted realtor so you know about the homes listed on the market and the value trends for that neighborhood. If you do the research, you will know for absolute certainty which house was meant for you the moment you walk into it.

Do Your Research:

Watch for home listings that would fulfill your needs. Get pre-qualified by a professional loan officer, so that you can get a comprehensive look at your purchasing power, and then connect the dots to sketch out your goals. Become able to recognize a listing that would approximate your ideal purchase when you see it.

 

Jo Garner’s tip :   

 

Want to be in the winner’s circle when you get your mortgage?    Let’s talk about what YOU want to accomplish from your mortgage. What kind of terms are you looking to get?    The preparation starts with your vision of what you want, your loan application and credit.   Then we race through the course, avoiding obstacles to the finish. 

Step 1:  Your clear vision of what is in the mind and heart to accomplish

Step 2:  Soft pull credit and later the full credit report

Step 3:  Getting supporting documents and getting them cleared through underwriting

Step 4:  The finish line and your victory lap

 

What do YOU want to accomplish with YOUR mortgage?  I have the knowledge and experience. Let’s look at traditional mortgage products, alternative mortgage products and even combinations of products. I can help you get you what you need and make the mortgage process EASY.     Jo Garner, Mortgage Loan Officer 901 482-0354   www.JoGarner.com 

 

ANNOUNCEMENTS:   

Talk Shoppe equips with education, engages by offering connection opportunities between business people and empowers businesses in a supportive community. Talk Shoppe meets every Wednesday 9A-10A CT at Independent Planning Group’s conference room 110 at Clark Tower 5100 Poplar Ave 1^st floor Memphis, TN

(Thank you Ben Hunter 901 660-2912 outstanding Financial Professional at Independent Planning Group for being Talk Shoppe’s location sponsor)

Talk Shoppe on Wednesday February 11^th , 2026 9AM “What Works in Radio Advertising- Radio the Original Social Media”  presented by Becky Gallagher, experienced radio station media sales and administration

Talk Shoppe says thank you to the generous sponsors who make the free education and networking possible to our local business community.

SPECIAL NOTE: REAL ESTATE MORTGAGE SHOPPE DOES NOT ENDORSE 100% OF THE CONTENT ON THIS EPISODE.  REAL ESTATE MORTGAGE SHOPPE  RECOMMENDS THAT YOU CONSULT WITH A FINANCIAL, LEGAL OR OTHER CERTIFIED, LICENSED PROFESSIONAL BEFORE ACTING OR INVESTING ON ANYTHING YOU HEAR OR SEE FROM THE CONTENT ON THIS SHOW OR BLOG POSTS. THE INFORMATION WE SHARE ON REAL ESTATE MORTGAGE SHOPPE IS GENERAL IN NATURE MEANT FOR GENERAL EDUCATIONAL PURPOSES ONLY, AND NOT AN OFFER TO LEND.  EXAMPLES GIVEN FOR ILLUSTRATION PURPOSES ON REAL ESTATE MORTGAGE SHOPPE AND MOST ARE BASED ON TRUE STORIES BUT WE USE FICTIONAL CHARACTERS AND DO NOT DIRECTLY REFLECT REAL PEOPLE OR EXACT DETAILS IN ANY OF THE SITUATIONS. JO GARNER IS A LICENSED MORTGAGE LOAN ORIGINATOR. (EQUAL HOUSING OPPORTUNITY)

• QUOTE CORNER:  “You can’t put a limit on anything.  The more you dream, the farther you get.”        Michael Phelps, Olympic Swimming Champion 

 

 

ACKNOWLEDGMENTS AND CREDITS

REJOINDERS:  

1. Lynn and Troy McDonald of Erin McDonald Insurance Agency (Home and Auto) 901 849-7101
2. Brandie Spicer of Howling Wolf Bookkeeping www.howlingwolfbooks.com
3. Stephanie Jones Bourland  of Evernest Property Management

Transitional Music: First Segment    “WAAKA WAAKA” (PD) for Comic Queries;    “Brighter Tomorrows” by Stocktunes for Did You Know segment;  “Upbeat Inspiration” by Ikoliksaj for Insights and Inspiration segment.

INTRO AND OUTRO THEME MUSIC  “Country Roads” by Sergie Pavkin

PICK UP YOUR COPY OF “CHOOSING THE BEST MORTGAGE-THE QUICKEST WAY TO THE LIFE YOU WANT” by: JO GARNER

 

An essential guide for real estate professionals and their customers.

 

On Amazon and Barnes and Noble

ABOUT ALLEN MCCOOL, APPRAISER WITH STEPHENSON & ASSOCIATES

Allen McCool is a real estate appraiser with Stephenson and Associates. Holding the SRA designation from the Appraisal Institute, Allen has appraised residential property in Shelby County, TN for over 35 years,  , provides clarity in reporting results, and is a reliable provider of solutions to challenging real estate problems. 901 550-2100

ABOUT JO GARNER-MORTGAGE LOAN OFFICER:

www.JoGarner.com    (901) 482 0354  jo@jogarner.com  X     @jogarner   NMLS# 757308 

(currently working with Everitt Financial dba Supreme Lending)

ONLINE LOAN APPLICATION :   https://jogarner.supremelendingLO.com 

 “Whatever YOUR  personal priorities are, my job is to help you get the mortgage terms that will give you bragging rights when you talk about it and help you score on  hitting your goals .”

As a mortgage loan officer, my job is to help you get to the  benefits you want from your financing terms.  What is most important to you? I can help you find the financing terms that will help you get to what you want.   What is your comfort level on a house payment? How much are you comfortable paying down,? What type of financing do you need to get the house you want to buy or refinance?

 Different clients have different priorities in life—some are buying their first home with very little down payment funds.  Some are recovering from medical challenges, divorces or preparing to send children to college and some are embarking on a long term goal of buying properties to build rental income.”

 Jo Garner is a mortgage officer with extensive knowledge in helping her clients find the right mortgage program and making the refinance or home purchase mortgage process EASY.  She offers conventional, FHA, VA or other loan programs for primary residences, second homes and investment properties.  

Jo can help you look at rent vs buy, when it makes sense to refinance, how to get the best deal on your home  purchase financing.   

Jo Garner  has been in the real estate/financing business for over 30 years.  She grew up in West Tennessee and got her start in real estate in Portland, Maine where she first began her real estate career. She received her real estate education from the University of Southern Maine  and was personally mentored in San Diego, California  by Robert G. Allen, author of Nothing Down, Creating *Wealth and The Challenge.

On moving back to West Tennessee in 1987, she went into business buying and selling discounted owner-financed notes secured on real estate.  In 1990 Jo went to work for a residential mortgage company and has been a mortgage loan officer for over 30 years.