One.Five Real Estate Advisors brokered by EXP Realty

11/03/2026

🎄 What's happening in Taney & Stone County | Nov 6 – Dec 5

The lights are going up all over the Ozarks this week, and it's one of my favorite times of year to live here. Here's what's on our calendar for the next month:

✨ Trail of Lights at Shepherd of the Hills opens Fri, Nov 6 (through Jan 2). Drive-through lights, open nightly from dusk.

🎢 An Old Time Christmas opens at Silver Dollar City Sat, Nov 7 (through Jan 2), with a brand-new Stars, Lights & Christmas Nights Parade this year.

🚗 Big Cedar Lodge Drive-Through Christmas Lights start Sat, Nov 7 (through Dec 30), nightly 5–10 PM. Reservations recommended.

🇺🇸 Veterans Day, Wed, Nov 11: sunrise service at College of the Ozarks, then the 94th Annual Veterans Day Parade in Historic Downtown Branson at 11 AM. Free to watch.

🎅 North Pole Adventure at Shepherd of the Hills runs Nov 13 – Dec 27.

🚜 Branson Area Garden Tractor Pull, Sat, Nov 21 at the Stone County Event Center.

🏡 25th Annual Christmas Tour of Homes & Holiday Boutique around Table Rock Lake, Dec 4–5. Some of the best-dressed lake homes of the year.

Dates and times can change, so check with the venue before you head out.

Which one's on your list? Drop it in the comments 👇

11/02/2026

💲 NEW PRICE | Powersite

280 Johnson Road, Powersite, MO 65731 | Valley View Village
Now $399,000 (was $424,900)
3 bd | 2 ba | 2,224 sq ft | Built 2026

🧱 All-brick custom build on one level, in a peaceful country setting
📚 Private library with its own fireplace and steel-reinforced built-in bookcases, plus a dedicated office
🍳 Kitchen with butcher block counters, premium stainless appliances and a propane double-oven range
⚡ Whole-house Generac generator, 3-car garage with insulated cedar-wrapped doors, and a built-in dog wash station

Custom craftsmanship and country quiet, now at a new price.

10/31/2026

🏡 JUST LISTED | Branson

175 Rockridge Road, Branson, MO 65616 | Stone Valley
$450,000
5 bd | 3 ba | 3,118 sq ft | Built 2021

✨ Meticulously maintained, move-in ready home with low-maintenance landscaping
🎱 Finished walkout basement with a second living area. The seller is leaving the sofa, loveseat and pool table!
🌳 Peaceful wooded backdrop from the elevated deck or the covered patio below
🚗 Large walk-in pantry, generous storage and a 2-car garage

Lots of room, easy upkeep, and close to Branson's shopping, dining and entertainment.

10/30/2026

Your First Price Matters More Than You Think 🏡

Every month I dig into the numbers for Taney and Stone Counties. This month I went a little deeper. Here's what stood out for single-family homes.

📊 Prices are holding steady
September's median sale price was $374,000, within 2% of August. Homes that sold averaged 73 days on market, almost two weeks faster than the month before.

🔥 Every price point is moving
29 homes closed in the last week alone. Prices ranged from $77,000 to $1,675,000, and the median was $324,900.

📍 Two counties, two markets
Stone County's median ran about $99,000 above Taney's ($429,000 vs. $329,900), and Stone homes took about two weeks longer to sell. If you're pricing off a county-wide average, make sure it's the right county.

📦 Supply depends on your price range
There's about 6 months of supply overall, but that number hides a lot. Under $200K it's just 3.9 months. Homes in the median range of $300K–$450K have 4.8 months, tighter than the market as a whole. Above $700K it's over 10 months, which puts buyers in the driver's seat.

✂️ Price it right, or pay for it later
This is the one every seller should see. Homes that sold at their first list price averaged 30 days on market and closed at 97.8% of that price. Homes that needed a price cut sat an average of 111 days and closed at 88.4% of their original price. On a $400,000 home, that gap is roughly $37,000.

What this means for you:

👉 Sellers: Your launch price is your most powerful tool. Testing the market high usually costs you time and money.

👉 Buyers: Under $450K, good homes still move quickly, so be ready to act. Over $700K, you have time and room to negotiate.

👉 Curious what your home is worth? I'll give you an honest number based on how your price range is actually moving. No pressure, no obligation.

Send me a message or drop a comment below. 👇

Source: SOMO MLS (Flexmls), single-family homes, Taney & Stone Counties, MO. September 2026 sales, closings Oct. 23–29, and active listings as of Oct. 30, 2026.

10/28/2026

Some houses look at the lake. This one lives on it. Set along the shoreline in Poverty Point -- among the most coveted addresses on Table Rock -- this six-bedroom, three-bath residence spans more than 5,000 square feet, at under $180 per square foot for lake frontage. Water views open across the main level through walls of glass, panoramic and uninterrupted, holding their power in every season: summer haze on the water, autumn color across the Ozark ridgeline, the quiet of winter. Outdoor living is the defining gesture. Three stories of decking descend toward the water, generous enough to host a crowd or disappear alone with a coffee. A hot tub anchors one level, positioned for the view -- and for the Showboat Branson Belle, which passes twice daily. Inside, multiple living and family rooms allow the house to gather and disperse as the day requires. Hardwood flooring and on the lower level, a library with a propane fireplace, and separate living quarters suited to extended family or guests who prefer their own front door. The primary suite is its own retreat: sauna, double steam showers, heated floors, walk-in closets, and a private deck. Two laundry rooms. An oversized two-car garage with workshop plus additional car parking as well as room for boat or RV parking. A fenced yard, and a gravel pad already prepared for a pool. State Park Marina lies minutes away. Shoreline, scale, and address rarely converge.

10/27/2026

They got $125,000 off the asking price. 🏡💰

One family recently bought a $700K home for $575K. It was twice the size of their old place, it had a pool, and it was right across the street. Their mortgage rate was 6.5%.

How? Rates over 7% have quietly shifted the leverage to buyers. 👇

🔹 Inventory is up in about 70% of markets nationwide. More choices mean less pressure to overpay.

🔹 Sellers are paying concessions again. Agents say most deals now include seller-paid closing costs or money to buy down the buyer’s rate.

🔹 Prices are getting realistic. A home that would have listed at $1.2M a few months ago is now starting closer to $1.1M.

🔹 Patience pays. That family’s lowball offer sat unanswered for a month before the sellers came back to the table.

⚠️ This isn’t a “free house” market. That family still had to stretch on the down payment and is living in a small space while they remodel. A good deal takes a plan, a budget, and an agent who knows how to negotiate.

Here’s the kicker: this window won’t last forever. When rates come down, buyers flood back in and that negotiating power disappears. ⏳

📲 Curious what kind of deal you could get right now? Comment “DEAL” or send me a message. I’ll show you which homes have room to negotiate and how to get the seller to help cover your costs.

10/24/2026

Affordably priced 3-bedroom ranch in Lakeview Terrace, one of Branson's most convenient lakeside neighborhoods. Tucked just off Lake Taneycomo, this established street puts you within walking distance of historic downtown Branson -- the shops, cafés, and the Branson Landing are all an easy stroll or a two-minute drive. Anglers and paddlers will appreciate having Taneycomo's cold-water trout fishing, lakefront trail, and North Beach Park practically at the end of the block. Add in quick access to Branson schools, Cox Medical Center Branson, and Highway 76, and it's tough to beat this address for the money. A 15x13 attached workshop/flex space out gives you real space for tools, projects, tackle, or storage -- a rare find at this price point. Buy the location, enjoy the lake, and make the rest your own.

10/23/2026

Branson Condo Buyers: You Have the Upper Hand Right Now

Every month I dig into the numbers for Branson’s 65616 zip code. This month I zoomed in on condos and townhomes, and the story is pretty clear.

Prices softened in September. The median condo sold for $192,500, down 23% from August. Monthly medians can swing a lot when the sales count is small, so I don’t read too much into one month. Estimated condo values are holding steady at $230,310, essentially flat from last month.

Supply is outpacing demand. 99 new condo listings hit the market in September, up 35.6% from August. Only 48 sold. That’s about two new listings for every one that closed. With 517 active condo listings at month’s end, roughly 9% of what was for sale actually sold.

18.46 months of inventory. At the current pace, it would take over a year and a half to sell every condo on the market. Anything over about six months is generally considered a buyer’s market, so we’re well into buyer’s territory. The good news for sellers is that this number dropped 9.4% from August.

The price gap is the real story. Active condos have a median asking price of $225,000. Condos that went under contract in September had a median list price of $194,450. That’s a gap of roughly $30,500. Condos that are priced right are selling. The ones priced at the top of the range are sitting, with a median of 71 days on market.

There’s room to negotiate. Condos sold for 96.1% of list price, about 3.9% under asking. On a $200,000 condo, that’s roughly $7,800.

So what does this mean for you?

Sellers: Price your condo where buyers are actually writing offers, not where your neighbors are listed. In this market, the first two weeks matter most.

Buyers: You have options and leverage. Don’t be afraid to negotiate on price, closing costs, or repairs.

Owners: Curious what your condo is worth in today’s market? I’m happy to pull the numbers for your specific building.

Have a question about the Branson condo market? Drop it in the comments or send me a message.

Source: RPR, Condo/Townhouse/Apt., Branson MO 65616, September 2026 data.

10/21/2026

7.4%. 📈 That’s where the 30-year fixed landed this week — the highest since 2023.

So… should you wait? Not necessarily. Here’s what smart buyers are doing instead 👇

🔹 Adjustable-rate mortgages (ARMs) – A 7/6 ARM is running nearly half a point below the 30-year fixed. You lock a lower rate for 7 years, with the goal of refinancing if rates drop. About 1 in 10 mortgage applications right now are ARMs.

🔹 Seller-paid rate buydowns – A “2-1 buydown” drops your rate 2 points in year one and 1 point in year two, often paid for by the seller as a concession. Great for easing into homeownership.

🔹 Interest-only loans – Lower payments up front, but they come with real sticker shock later. Right borrower only.

⚠️ The catch: none of these are free money. Lenders’ best advice is to budget for the highest possible payment, not the teaser rate. If the house only works at the discounted payment, it’s not the right house.

The good news? Purchase demand is down, and inventory is up. That means less competition and more room to negotiate — including asking the seller to cover your buydown. 💪

Rates are a speed bump, not a wall. The buyers who win right now are the ones who get pre-approved early and know their numbers cold.

📲 Thinking about buying in the Branson area? Send me a message or comment “OPTIONS” and I’ll connect you with a trusted lender and show you which strategy fits your budget.

As mortgage rates hover near their highest averages in some three years, lenders and borrowers are looking beyond the 30-year, fixed-rate mortgage.The

10/20/2026

It pays to have context in this market. 📊

Headlines say “wait,” but the numbers tell a different story. Home sales are sitting near 30-year lows even though the U.S. population keeps climbing, so that pent-up demand isn’t going away. Prices rose year-over-year in 246 of the 300 largest metros, and inventory growth has slowed to 5.9% after jumping almost 29% the year before. Today’s rates are close to historical norms; the 3% era was the exception. Waiting for a 0.25% rate drop could save you about $690 in year one, while buying now could gain you roughly $9,440 in appreciation.

Swipe through, then let’s talk about your plan. 🏡