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The housing market in 2025 presents a fascinating paradox—while inventory levels climb to a ten-year high in Washington County, the fundamental affordability crisis continues to reshape how Utah families approach homeownership and life planning.

Emily Merkley, CEO of the Washington County Board of Realtors, shares eye-opening statistics that reveal a market in transition. With absorption rates hovering around five months of inventory, Washington County has reached what economists consider a balanced market. Yet this equilibrium brings its own challenges. The median home price sits stubbornly at $515,000 while local wages lag $16,000 below the state average, creating what Merkley describes as "extreme conditions" for affordability.

Perhaps most revealing is what one tech worker confided during the discussion: "We realized we had a choice to make. We could either continue to grow our family or get into a home." This heartbreaking decision faced by many Utah families illustrates how the housing crisis transcends mere economics and shapes fundamental life choices. With the average mortgage payment in Washington County reaching $2,800 monthly at current interest rates, even well-paid professionals find themselves priced out of homeownership.

The conversation delves into the market freeze created by interest rates, with 80% of existing mortgages locked in below 5%. This creates a bottleneck effect where homeowners refuse to give up favorable rates, preventing the natural lifecycle of housing—from starter homes to family homes to retirement properties—from functioning properly. Meanwhile, days on market have climbed to 77 days in Washington County, giving buyers more leverage to negotiate than they've had in years.

Looking beyond numbers, Merkley and the host discuss how zoning restrictions and building requirements artificially inflate housing costs, celebrating builders like Jed Nielsen who've proven affordable homes can still be profitably built when regulatory barriers are reduced. The episode provides invaluable insights for both buyers and sellers navigating this transitional market, where patience and realistic pricing have become essential strategies.

Guest: EMILY MERKLEY Chief Executive Office for the Washington County Board of REALTORS®
Link: https://washingtoncountyrealtors.com/board-leadership/


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#podcast #southernutah #435podcast #stgeorgeutah #housingmarket #localpolitics #HousingCrisis #RealEstate #MortgageRates #StarterHomes #HousingMarket #Affordability #HomeOwnership #RealEstatePodcast #435podcast

[00:00:00] Intro/Housing Market Overview in 2025.
[00:07:30] Utah's Housing Affordability Crisis.
[00:16:10] Washington County's Real Estate Stats.
[00:35:54] Analyzing Price Points and Market Pressure.
[00:43:29] The Value of Housing Diversity.
[00:53:40] The Changing Real Estate Industry.
[01:11:30] Real Estate Agent Statistics and Education.

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Michelle Tanner's political identity underwent a dramatic transformation overnight – from being labeled an "extreme right-wing conspiracy theorist" to a "satan worshiping establishment RINO." This fascinating shift occurred during Utah's recent GOP Chair race, where Tanner supported Rob Axson despite having previously backed Phil Lyman for governor, revealing the complex dynamics of local Republican politics.

The conversation peels back layers of Utah's political landscape, examining how the caucus convention system works and why Tanner believes Axson has done more to preserve it than any chair since SB54's implementation. She offers an insider's perspective on the strategic branding attempts during the convention and why collaboration is essential despite ideological differences.

Shifting to her role on the St. George City Council, Tanner recounts her fight to transform the budget process from administrative "sales pitches" to genuine collaboration focusing on public safety priorities. Her stand against automatic tax increases led to significant changes in city governance, demonstrating how principled opposition can create positive systemic change. The budget discussion extends to broader concerns about energy infrastructure, economic diversification as construction slows, and balancing property rights with responsible planning.

Throughout the episode, Tanner reveals her governing philosophy of "principle over popularity," acknowledging she's offended both the right and left by refusing to be boxed into partisan categories. Her willingness to work across divides while maintaining core values offers valuable insights for anyone navigating today's polarized political environment. As she announces her re-election campaign, Tanner emphasizes that while progress has been made, "the work isn't done yet."

What makes local politics so fascinating is how it forces officials to move beyond ideological labels to solve real problems affecting communities. Whether discussing drag shows, Dixie name changes, or budget priorities, Tanner demonstrates how effective governance requires finding common ground without abandoning core principles.

Looking for a Real Estate expert? Find us here!
https://realestate435.kw.com/

www.wealth435.com
https://linktr.ee/wealth435

Below are our wonderful friends!

Find FS Coffee here:
https://fscoffeecompany.com/

Find Tuacahn Amphitheater here:
https://www.tuacahn.org/

Find Blue Form Media here:
https://www.blueformmedia.com/

#podcast #southernutah #435podcast #stgeorgeutah #housingmarket #localpolitics

[00:00:00] Intro.
[00:08:29] Caucus Politics: SB54 and Convention System.
[00:15:42] Utah GOP Chair Race: Rob vs. Phil.
[00:32:40] City Budget Process: Fighting for Transparency.
[00:42:17] Balancing Property Rights and City Planning.
[01:07:16] Campaign Announcement: Michelle Tanner Runs Again.

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What does it mean when a community evolves? From Farmstead's transformation into Bonrue Bakery to the complex urban planning challenges facing St. George, this conversation explores how Southern Utah is navigating its adolescence as a growing region.

Chris Conners shares his entrepreneurial journey, including how his French-inspired bakery found its footing in downtown St. George and the unexpected positive response to rebranding. His story illuminates the broader evolution happening across our community – businesses creating other businesses, talent attracting more talent, and new ideas reshaping what it means to live in this desert landscape.

The discussion dives deep into the barriers preventing innovative solutions to housing and transportation challenges. With over 16 different residential zoning classifications alone, even experienced developers spend countless hours navigating regulations that often prevent common-sense development. As City Council member Danielle Larkin notes, "People are fearful. Change feels scary, it feels threatening." Yet this fear often leads to contradictions – residents simultaneously want charming, walkable neighborhoods while opposing the very zoning changes that would create them.

Perhaps most fascinating is the exploration of how self-driving vehicles will transform St. George within the next decade. Are we investing millions in parking structures and road infrastructure that may become obsolete? As one participant observes about his nine-year-old son's reaction to autonomous vehicles: "He's like, 'Why would I ever have to drive a car?' And I think as a kid I was so excited to drive a car because self-driving wasn't an option."

Join us for this thought-provoking conversation about finding balance between preservation and progress, between suburban comfort and urban vitality, and between the St. George of yesterday and the community we're building for tomorrow. Subscribe to the 435 Podcast for more insights into the people and ideas shaping Southern Utah.

Looking for the best bakery? Visit their webpage here: https://bonruebakery.com/


Looking for a Real Estate expert? Find us here!
https://realestate435.kw.com/

www.wealth435.com
https://linktr.ee/wealth435

Below are our wonderful friends!

Find FS Coffee here:
https://fscoffeecompany.com/

Find Tuacahn Amphitheater here:
https://www.tuacahn.org/

Find Blue Form Media here:
https://www.blueformmedia.com/


#podcast #southernutah #stgeorgeutah #435podcast #realestate #business #downtown

[00:00:00] Intro.
[00:10:45] Bonrue Bakery: The Rebranding Story.
[00:26:25] Growth Challenges in St. George History.
[00:41:20] Downtown Development and Public Perception.
[01:00:32] Zoning Restrictions and Urban Planning Issues.
[01:18:25] Transportation Evolution and Self-Driving Future.
[01:32:40] Housing Solutions and Downtown Redevelopment.