Braddock Pt. @King’s Grant!

Check out the newest listing in one of Downtown Columbia’s most popular neighborhoods – King’s Grant!

32 Braddock Point is 3,360 sq. ft. with 4 Bedrooms and 3 1/2 Baths and a big front and backyard, is located on an interior quiet cul-de-sac, that backs up to one of the awesome nature trails.

King’s Grant is a neighborhood of roughly 400+ homesites and proudly operates the only 24-hour security gate in Downtown Columbia, SC. Other features include a semi-Olympic swimming pool, five hard-court illuminated tennis courts, three stocked fishing ponds, beautiful nature trails, cool board-walk, neighborhood swim team, a clubhouse for neighbors to rent for parties, and an active social committee with lots of events planned throughout the year! KG is also home to herds of deer, a gaggle of geese, turtles galore, and frequent visits from white egrets and blue herons.

KG is also zoned for the ever-popular school trifecta of Brennen, Crayon, and A.C. Flora, and is minutes to anything Downtown Columbia, Forest Acres, and adjoins an I-77 exit for maximum travel and work convenience.

Here’s the write-up –

“Gorgeous brick home with curb appeal galore on cul-de-sac lot is move-in ready! Features bright and airy layout with high ceilings, decorator colors/fixtures, plantation shutters, and hardwood floors. Loads of living spaces, with the formal living and dining rooms, along with a soaring greatroom and separate office. Gourmet kitchen with Hinson cabinetry, high end panel-front appliances, gas-cooktop island, and inside/under cabinet lighting. Primary bedroom suite with cathedral ceiling and his/hers walk-in closets has just undergone a beautiful bathroom renovation with custom tiled flooring, separate shower with seamless glass, and free-standing soaking tub. Also features a finished bonus room off the bedroom that is perfect for a dressing room, nursery, or exercise room. 3 more bedrooms, 2 baths, and the laundry round out the 2nd floor. Lush wooded and private backyard backs to the nature trail, and has a relaxing deck, playhouse/shed, and firepit area. 3-car garage, sprinkler system, outdoor lighting. Take advantage of all the perks King’s Grant has to offer including gated security, pool, playground, tennis courts, ponds, and more! Come see!”

If you or anyone you know would like to schedule a showing or know more about 32 Braddock Pt., please call/text 803/447-8683 or email .

Thank you for being a part of the best real estate network in Columbia, SC!

Franklin Jones

Event Dynasty Going On!?

Check out the awesome winners of The Neighborhood Co.’s 2024 NCAA tourney brackets! I still haven’t found Coach Smaciak, but we thought it would be a good idea for Ivey and Nora to take it personally to their PE teacher.

Does anyone think there is a way to figure out the odds of one person winning this competition two out of three years? We’ve had over 100+ to 200+ participants for the three years we’ve hosted this Neighborhood event, and Kathryn Cathcart has won it twice.

How is she doing it, you ask? She swears she is picking by the colors of the uniforms.

Seriously, ya’ll – Wrap your head around her winning two out of three years!

Congratulations to all of the winners of this years tourney. It was a good time had by a lot of folks.

Just as a side note, if the Purdue Boilermakers had won it all one of my buddies at Cantina 76-Main St. would have taken the big check home.

Congratulations to Kathryn, Austin, and Coach and we hope to see everyone signed up in 2025!

Thank you!!

Franklin Jones



Very Busy @ King’s Grant, SC.

Residents on my list in King’s Grant neighborhood recently received another postcard announcing that Elizabeth Ross and I closed 75 Foot Point Rd. The house closed for $1,056,000 which is upwards of $300./ft. The reason most folks don’t know about this is because our local MLS rules don’t make it easy to find, as you have to type the address specifically. If anyone is doing a simple Comparative Market Analysis, it will not make the list. That said, many REALTORS and/or appraisers don’t know about it. Nonetheless, the residents in the neighborhood who have been informed are stoked!

Fast forward to this week.

The house in the top image above is 30 Foot Point Rd. We represented the purchaser on the closing of this 8,700+/- three-story beauty. As many of you know, when Jen, the kids, and I moved into our current Lowcountry-style home, I became a sucker for a big front porch. As you can see, 30 Foot Point checks that box, and how…

30 Foot Point pretty much has it all, including a full-size elevator and the opportunity to garage six vehicles if that helps paint the picture.

While that transaction was awesome for everyone, because of its more common size, many homeowners in King’s Grant, and some surrounding neighborhoods, will be getting their phones and calculators out on the house in the 2nd image above. 1 Tombee Place sits on the corner of Tombee Place and North Tombee. Representing the seller, we closed for $1,200,000. The house is 4,137+/- square feet. This is $290/ft, respectively.

Now, is “price per foot” the end all be all when it comes to the value of a home? Absolutely not. Does this mean everyone can get $290 or $300/ft. for their property in King’s Grant Neighborhood today? Nope.

That said, I can pretty much tell you whether you have a shot or not. Hear this, too. I can tell you if you have a shot at getting more.

If you’ve read this blog before, you may have come across a post or two where I explain that I’m not afraid to “go for it.” After all, how can a neighborhood rise in value if, for a myriad of reasons, a seller (and their REALTOR) doesn’t try to move the needle? Now that these sales have been thrown in the hopper, everyone in King’s Grant (and perhaps other neighborhoods like Gregg Park, The Hamptons, The Preserve, et al, depending on which appraiser is assigned), will have these to use as comparable sales for a good while (As a point of information, all of the homes mentioned in this blog post are very sharp, clean, and replete with updates).

Please hear this, too. If you are going to “go for it,” hiring a hyper-local REALTOR is, more often than not, vital. Hiring a local REALTOR and lender/loan officer is a real thing. I honestly think that if either of the buyers in either transaction used one of the national lenders you see on TV, neither of the transactions would have happened. Shout out to Sarah Baldwin @ First Reliance Bank on 30 Foot Point!

Lemme tell ya…I was probably told five times that I wouldn’t be able to pull 30 Foot Point over the closing line. I heard variations of, “You can’t sell 1 Tombee for that much money. Even if you get that number, how are you going to get it to appraise?”

Well, it went under contract, appraised, and closed.

If you or anyone you know is pondering their real estate plans for 2024 or 2025 please let me know. National stats and news outlets may not be reporting great stories but people are still moving to South Carolina, and Columbia, SC is more affordable than Charleston and Greenville. If your answer is, “Franklin, I’d love to cash out and go to the bank, too, but where would we go?” Answer: “Every buyer and seller is different, and the ‘where would we go,’ is part of my job. If you want to see what that big fun trip to the bank could look like, it’s worth a casual conversation to at least discuss options.”

Don’t be afraid to at least have a chat about ‘going for it!’ You might change your life in a way that you never knew was there! See above for Exhibit A! 🙂

Thank you!

Franklin Jones

803-447-8683  – 

Whataburger –> Columbia, SC!

If you haven’t heard it on the street or read about it yet, PDQ on Devine Street is closing its doors on Feb. 20, 2024. All North and South Carolina PDQ stores will be no more as of Tuesday. Last weekend Jen redeemed all of the points she had racked up, as they will soon be useless.

PDQ has (had) about 12 locations in the Carolinas, two of which are in the Palmetto State (Greenville & Columbia). As far as I can tell, all but one of the locations are going to become Whataburgers. The Wake store will transition into a CookOut.

In other news, as many readers are aware, but those that don’t are probably curious, the Bojangles in the Cross Hill complex is going to become a better version of Bojangles.

In not-so-public news, the new building that replaced the former Moctezumas Taqueria will not be a 24-hour Pet Emergency Clinic. Apparently, it’s a long story but the brand-new building is currently for lease. The landlord would rather have one larger tenant, but the space could be one, two, or three bays, depending on who they are talking to and the nuances of the deal(s).

Back to PDQ, my family enjoyed it. The place was clean and the service was good! It was closer to our house than any Chic-fil-A and the line was, of course, never as long. It was a good, fast option if we were headed home from anything Downtown as it was on the coveted, “right-hand side of the road,” and the food would still be hot as we pulled into our driveway.

If you want to visit PDQ for the last time and/or simply have points to redeem, please know that the young lady apologized if they run out of inventory. She expects to be very busy on Tuesday!

This all said I wish Whataburger well! They are flanked geographically by some local Columbia, SC burger faves, Rush’s, and Rosewood Dairy Bar!

Thank you!

Franklin Jones

Hollywood / Rose Hill Bungalow!

Check out this all-brick Shandon-style charmer that we just put on the market!

113 S. Pickens Street is +/-1,865 sq. ft. with 3 Bedrooms and 2 full baths.

Here are the MLS remarks:

Charming all brick bungalow near the University. Features hardwood floors and high ceilings. Freshly painted living room with fireplace. Large dining room. Kitchen has all appliances plus a washer and dryer. 3 bedrooms and 2 full baths plus a huge bonus room upstairs that could be a 4th bedroom or hang-out area. Off-street parking behind home. Come see!

As you know, Hollywood/Rose Hill is a beautiful area of Downtown Columbia that borders Shandon, Wales Garden, and so much that the University of South Carolina has to offer including Gamecock athletic fields.

Call or text Liz Black Fischer 803/460-9050 or email and she will tell you all about it.

Thank you!!

Franklin Jones

Southern Living @ Columbia, SC

333 Old Woodlands Road - Photo 1Check out this Southern Beauty in Downtown Columbia, South Carolina!

333 Old Woodlands Rd. is 6,000 sq. ft. with 6 Bedrooms and 5 Baths in the main house, with a fully renovated guest cottage on the property.

The cottage is perfect for a myriad of buyers’ ideas and/or needs. Would you like the best She Shed, Mega Man Cave, or In-law opportunity? All are ideal!

This home is ready for all levels of entertaining from sun supper clubs, to watching college football games by the pool with friends or hosting a political or philanthropic fundraiser your favorite candidate or organization would love to invite their supporters.

This is one of those properties that qualifies for the comment, “you need to see it…”

Here’s the write-up for some of the story:

Live beautifully at this all-brick stately manor in Downtown Columbia. This Southern charmer has been featured in SC Homes & Gardens as a Designer Showcase & is replete w/updates inside & out. Original mahogany HWs & new Pella windows throughout. Marble foyer leads to formals that feature a dramatic curved wall, heavy moldings, & textured ceilings. The Tuscany-inspired chef’s kitchen is complete w/Clive Christian cabinets, handcrafted in England, & opens to a dining courtyard w/fountain. Family room w/gas FP & built-ins leads to multi-level sunroom featuring breezy Pella casement windows overlooking the extensively renovated saltwater pool. Wine cellar w/temp-control system is adjacent to laundry & pantry area. The primary BR is complete w/amazing custom closet & multi-head shower. The curved wall leads upstairs to 4BRs, 2BAs, infrared sauna, & 2nd fam room that could easily be a 7th BR. The professionally maintained, lushly-landscaped & lighted patios/grounds are perfect for entertaining. Pool cabana includes bar, FP, half bath, connectivity for 2 TVs, and curtains can be pulled for protection from elements. Further, there is a newly renovated guest house on property complete w/mini-split, kitchenette, & full bath. Whole house generator, extensive wi-fi system, dehumidifier in crawlspace, & updated plumbing systems are just a few of the many items the seller has upgraded w/care. This stunning estate is only minutes to anything intown & is close to I-77 for work or travel plans.

If you or anyone you know would like to know more about this Southern Stunner, please call/text 803-447-8683 or email and I can tell you all about it. 333 Old Woodlands is only minutes away from everyone on the team, and is a pleasure to show!

Thank you!

Franklin Jones

Mid-Century @ Forest Acres!

5203 Spring Branch Road - Photo 15203 Spring Branch Road - Photo 195203 Spring Branch Road - Photo 31

Check out this awesomely remodeled house in super popular Forest Acres!

5203 Spring Branch Road is 2,500+/- square feet with 4 BR / 3 Baths with a big back porch and a huge lot!

As many readers are aware, Forest Acres is home to about 10,000 residents and continues to grow in popularity. Trenholm Plaza is a favorite place to shop, dine, and drink, and the Richland Mall project will only make “A City Apart” better. Further, its proximity to I-77 makes it an easy place to live for folks that use the Highways for work or those who travel to the beach often.

Here are the remarks – Welcome to this stunning modern ranch home that incorporates the best of contemporary luxury and timeless mid-century design elements. Nestled on an expansive 1-acre lot, this completely updated property offers the perfect blend of indoor and outdoor living. As you step inside, you’ll be greeted by an open and airy floor plan that seamlessly connects the living spaces. The formal living room is bathed in natural light, courtesy of large windows that perfectly frame the picturesque views of the surrounding landscape. The double-sided fireplace connecting the living and dining spaces evokes a mid-century aesthetic, creating an inviting atmosphere for both relaxation and entertaining. The beautifully renovated kitchen is a chef’s dream, boasting stainless steel appliances, sleek cabinetry, and gorgeous countertops with plenty of prep space. From the kitchen, you step into a cozy yet light and airy den with a fireplace and direct access to the large screened-in back porch. The master bedroom features a huge walk-in closet and double vanities. The expansive backyard offers maximum privacy for in-town living with the lush landscaping. Don’t miss this opportunity to own a beautifully updated modern ranch!

As I’ve said many times, and have written on this blog, buyers that like the mid-century modern look, REAALLLLY like the Frank Lloyd Wright style.

If you or anyone you know would like to know more about 5203 Spring Branch Rd. or anything Forest Acres, please call/text Franklin @ 803-447-8683 or email and I can tell you what you want to know.

As most readers know, Forest Acres is only minutes to anything Downtown Columbia and Spring Branch is zoned for one of the coveted school trifectas of Satchel Ford, Crayton, and A.C. Flora.

Thank you!

Franklin Jones

Unconventional Can Be The Play

house_view featured at 1020 Laurel Crest Dr, West Columbia, SC 29169All real estate sales have their own stories and this is a good one regarding getting something sold.

A month or two ago, Meghan Hesley and I went on a listing appointment at 1020 Laurel Crest Drive. The 6,000-square-foot home had been on the market for a year with two different listing agents/brokerages. Meghan and I went over and assessed the property and situation and then proceeded to sit down on the back deck with the sellers. Of course, they asked us our opinions and what they should do.

We spoke for a good while about thoughts, strategies, marketing opportunities, and some of the things that helped sell a vacant lot a few doors down for almost $800,000 some months ago.

Over the year, the asking price had been lowered a few times, and there had been some good traction, and also some lull times.

The first thing we told them is that it was imperative to hire a hyper-local REALTOR. One that the co-broke REALTORS have no problem texting something like, “Hey y’all, what’s the what over here?” or “What do you think about _____?” and actually know who they are communicating with as we all have different styles, inflections, tonalities, hustle points, et al. They did.

The second thing we advised was Meghan verbalized that we should raise the price. “RaIsE the price?! “On this, yes,” we replied. They had never heard of such a thing and wondered if we had ever done it before. I said that we had and if memory serves, it has worked out every time. Now, to be sure, it’s rare that we suggest this, but sometimes it can be successful. We told them, “If we’re going to be the most premium baddest ass thing out there, then let’s look and act like it. Let’s flex.  They did.

The third thing we told them to do is commit to compensating the buyer’s representative for what he/she is expecting to make. They said, as most sellers respond, “Aren’t they making enough?” Our response was, “They are obligated by their fiduciary to do what is in the best interest of their client. That said, $2M buyers don’t come along every day in this market, so they are going to hope their client chooses the house that will pay them for having/representing this level of buyer. If you don’t, they may ask the buyer to make up the difference and that is not going to put your house on the top of the stack.” They did.

Next discussion: “When do we put it on the market and what about pictures and whatnot?” My response was, “I think we should put it on this Monday (I think we met on a Thursday) with no photos to start.” They responded, “Really? Why?” I replied, “Let’s create a buzz of wonderment and curiosity. Sure, some folks will just go online and type in the address and say to themselves, ‘Oh it’s that house. I know that one. That said, you never know whose inbox it may hit out there.

Obviously a lot more went into this but I just want to tell some good stories where they are due. Some stories are teaching moments, too, as I’ve learned over the years that ‘Sharing is Caring.”

If any you or anyone you know would like to discuss buying, selling, or investing in real estate please call/text/IM or email us. Meghan’s number is 803-665-8844 and her email is

Thank you!

Franklin Jones


Lead Dominos –> Livian

Today will mark another milestone day in the story of our team. Today is the day we announce that we are joining the all-inclusive real estate platform that includes some of the best REALTORS, teams, leaders, admins, and overall culture in the industry, Livian. The Neighborhood Co. will officially become business partners with Adam Hergenrother in Vermont and the most influential person in real estate, Gary Keller, to form Livian SC.

Here’s the scene – I was in Anaheim, CA at our annual KW convention we call “Family Reunion.” Outside of a doorway in a giant hall stood Vanessa Pollock of Pollock Properties Group out of Short Hills, NJ. She was standing by herself waiting for the next class to start, whereby she would soon be on stage teaching. I approached Vanessa (if you know me, you’re aware that I have no problem with this), and said, “Hey Vanessa. My name is Franklin Jones and I have a team and started a KW franchise in Columbia, SC. I think you’re awesome and I have something for you.” She looked at me and reached out her hands as if I was going to put a little songbird in them. I gave her a domino with my name on it. I said, “When I find or run into someone extraordinary and would like to get to know them and potentially work with them, instead of a business card, I hand them a domino.” I went on to explain that when I hand out the domino the recipient asks, “What’s this?” I reply, “That’s your lead domino.” They reply, “What’s my lead domino?” My response is, “That’s what we need to find out, together.” Then I text them The ONE Thing podcast or send them The ONE Thing book written by Gary Keller and Jay Papasan and the dialogue grows from there.

I went on to tell her how impressed I am with her and that I see her as one of the keepers of the KW culture and that she blows me away with her generosity and demeanor. Her response was, “Well I’m blown away right now!”

I returned to Columbia, and the next thing I know our Director of Action & Ops, Clara Humberg, and I are on Zooms with Joe Zimmerman out of Chicago and David Lewis who recently partnered with The Peters Company and Team Kimberley in Atlanta, GA to become Livian Legacy Group.

Fast forward to today, and here we are.

Why Livian, you ask? Partnering with an all-in-one real estate platform like Livian, gives us the bandwidth to do some things only the largest companies can do. We can now provide health insurance options to teammates along with 401K and other benefits. More lead generation opportunities for far less money. Title insurance opportunities for those who qualify. Support for the leadership of the team. Support for the REALTORS on the team and our “vertical.” Proprietary artificial intelligence inside sales agent (ISA). Training and onboarding for REALTORS in any stage of their business. The list is limitless and powerful.

That all said, and for a myriad of other reasons, if you or anyone you know would like to talk about joining The Neighborhood Co. | LivianSC team, or would like to know more about joining Livian without directly joining the team please raise your hand! My number is 803-447-8683 and my email is !

Qualifying for this opportunity with other mega agents and being able to partner with all of these fine people will allow The Neighborhood Co. | Livian SC to grow better and stronger which means we can change more lives through real estate and provide better service and value to our clients and teammates.

BTW, what’s your lead domino?

Livian – Love How You Live.

Thank you!

Franklin Jones

Thank You, Columbia, SC!

You can see on social media outlets that it is very much awards season for the real estate industry, and well, our shiny medals arrived from HQ!

Of the real estate sales volume, the four circle medals in the photo are the level each person on the team reached during 2022. The six square medals from Keller Williams International represent where The Neighborhood Company landed as a team within the company, respectively (Double Platinum is over 1M GCI).

Locally, our REALTOR Association created a new award that Elizabeth W. Ross and I qualified for and received. Description – “The Legacy Member is being awarded for the first time this year at the 2022 Circle of Excellence Awards Gala. A recipient achieves this award having had active membership in the Circle of Excellence for 10 consecutive years. This award is not retroactive.”

I didn’t really understand the reason for this new award until the speaker said something to this effect on the microphone, “these REALTORS have achieved at a high level during a timeframe that includes good and bad real estate markets.” I can certainly understand that, as I’ve seen a lot in the last 10 years.

As you and I well know, this volume of sales does not happen without extreme professionalism, partnerships, vendors, and straight-up love and effort for our clients who trust our team to make things happen.

If you think you or anyone you know would like to talk about joining the team or have a conversation about a career in real estate sales, please reach out to me at 803-447-8683 or Keller Williams has a real estate school and we have scholarships available. Click on this link if you would like to know more.

Further, if you know anyone that is thinking of buying, selling, or investing in real estate, or if you would like to discuss your real estate planning opportunities, give one of our teammates or me a shout!

Congratulations to the sales team of Elizabeth W. Ross, Elizabeth Laffitte, Meghan S. Hesley, Andrew Stark, Liz Black Fischer…and the leadership of Amy Ackerman Cartin, Kathryn Cathcart, and Clara Humberg for holding it all together behind the scenes!!!

Huge thanks to everyone, and thank you for being part of the best real estate network in SC!!!

Franklin Jones