Mountain homes, mountain land, & the people who love them.
I list and sell homes in Franklin, Macon County, and across the Carolina Smokies, with honest pricing backed by live comps and marketing done well. Buying up here? I help with that too, in all fifteen towns.
Thinking about selling? Call (828) 371-6980 or send a text.
I'm Brandi.
A Floridian who fell hard for these mountains.
My family moved to Western North Carolina from Florida about five years ago, and something just clicked. The slower pace, the mountain views, the sense of community. It felt like home almost instantly.
That's why I do this work. I love seeing people fall in love with the mountains the same way my family did, whether it's their first time up here or they've been dreaming about it for years. The most rewarding part is helping someone find not just a house, but a place where they can build memories and slow down a little.
I'm brokered by eXp Realty, primarily working in Franklin and Macon County, and very familiar with Sylva, Bryson City, Highlands, Cashiers, Asheville, Brevard, and everywhere in between. I list homes for sellers who want pricing done honestly and marketing done well (I love seeing strong outcomes for my sellers), and I help buyers find their place in the same mountains.
Selling, buying,
or somewhere in between.
Two complete playbooks for 2026's WNC market: pricing reality, the post-NAR-settlement buyer-agency picture, and the per-town stories that matter.
I'm thinking about selling.
Pricing, prep, marketing, negotiation, closing. Every WNC market is its own story right now, and a smoothed value beats a single-month median almost every time.
- Honest pricing backed by live comps, not a Zestimate
- Professional listing photography & staging plan
- eXp's 80,000-agent network for exposure
- Per-town selling stories: who is actually buying in your zip
I'm looking to buy.
From pre-approval to closing day. Where buyers actually land in each WNC town, what FL transplants need to know, and the 2026 buyer-agency playbook.
- Mountain homes, cabins, riverfront, raw land
- Mortgage estimator & pre-approval intros
- Septic, well, perc-test, and access realities
- Honest answers, even when the answer is "not yet"
My active listings.
Homes I'm listing right now, with every photo and a direct line to me as the listing agent.
Search homes and land for sale across the Carolina Smokies
Live MLS listings, updated daily, on my eXp search site.
Real people,
real mountain homes.
Five-point-zero stars across twenty-nine Google reviews. A few in clients' own words, sellers first. The reviews page has more.
Brandi did an excellent job of listing and selling the property. Handled a low ball offer professionally and sold on the counter. I would recommend her in any real estate transaction. Walt and ElenaWalter Wyatt · Seller
Brandi Rininger was a dream of an agent for us. Completely receptive and available, always upbeat, friendly and knowledgable. With her help, the house sold without a hitch and we knew, ahead of time, everything to expect. Thank you, Brandi, for such a smooth and excellent experience.Erica Eisdorfer · Seller
Brandi did a great job for us in both selling our house and purchasing a new house. Her customer service skills were great and she went above and beyond in every way.Steven Marr · Sold and bought
Brandi helped our family find a needle in a haystack as our buyer's agent. Her knowledge of the area was an asset. She also helped to navigate several due-diligence and closing challenges. I'd plan to work with Brandi again and recommend her to others.Beth Kargel · Buyer
Fifteen towns
across the Smokies.
Each town has its own buyer, its own seller, and its own market story. Pick one and I'll tell you who is moving in, what's leaving the shelf fast, and what's sitting. Beyond the towns, explore WNC gated communities, lake real estate, and the short-term-rental investor guide.
The relocation I actually lived.
Back in 2020 I packed up my own family and made the move from Florida to Western North Carolina. I know what you're worried about: homeowners insurance after Helene, the property-tax math vs. no-state-income-tax, healthcare access, when to keep the FL driver's license and when to switch. I've answered every one of those questions for myself first, and then for dozens of FL families since.
If you're flying up for a long weekend, I'll build the trip around you: three towns, real numbers, and what each one actually feels like in October vs. February.
Have land to sell? I list that too.
Mountain acreage, riverfront lots, unrestricted parcels. Land in WNC is wildly different from a finished home, and pricing it comes down to the questions every buyer will ask. I know the terrain, the perc-test reality, the access-road questions, and the county-by-county septic timeline.
Perc tests & septic
Macon County Public Health is the gating constraint on rural land. I know what to ask before you fall in love with a parcel.
Access & road rights
Shared driveways, easements, the difference between a road bond and a road agreement: the questions that save closings.
Water, well, & flood
Mountain hydrology is its own thing. We'll talk well depth, FEMA maps, and what Helene actually changed.
Buildability & topo
A pretty view is not a buildable site. I'll walk you through what's actually flat enough to put a house on.
Field notes from the
Carolina Smokies.
WNC market report: September 2026
The 30-year rate at 6.71%, a 2026 high, Franklin around $304K in typical value, the October 1 insurance date, and a number on Macon's 2027 reappraisal.
Read the report SellingWhat will you walk away with when you sell?
Sale price minus payoff, commission, NC excise tax, and closing costs, in one honest net sheet.
Run the numbers SellingHow long does it take to close in NC?
From contract to keys with an attorney at the table: the step-by-step timeline, who does what, and the common delays.
Read the timeline InsuranceMountain home insurance after Helene
What changed, what carriers are doing, and how it's playing out for buyers and sellers in 2026.
Read the post FL → NCThe Florida-to-WNC relocation checklist
Insurance, taxes, driver's license, healthcare, climate: the full timeline of what to do and when.
Read the checklist TownsThe best mountain towns in WNC
A sortable, honest guide to all 15 towns: who they're for, who they're not, and what each one costs.
Read the guideTell me what you're
working on.
Selling, buying, or weighing a move to the mountains? I respond to every inquiry within an hour during business hours, and by the next morning at the latest.