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The Court Has Spoken: Written Buyer Agreements Are Here to Stay

24 Aug Real estate advisor and two clients reviewing documents; laptop reads “Jones Real Estate.”

By T.W. Shortt, Broker, REALTY WORLD Knox Realty Group

What has changed for buyers entering the Hardin County housing market compared with only a few years ago?

Consider Steve and Mary, first-time homebuyers who contact Sam, a real estate agent recommended by friends. In the past, their first meeting might have focused primarily on financing, neighborhoods, and the homes they wanted to see.

Today, Sam must begin with another important conversation: representation and compensation.

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Why Real Estate Commissions Have Been So Hard to Change

15 Aug

By T.W. Shortt | TW Shortt Reports 

For decades, residential real estate has operated around one dominant pricing system: the percentage-based commission. 

Everything else has changed. Buyers search for homes online. Sellers can review comparable sales, sign documents electronically, market properties across dozens of websites, and communicate instantly with agents and buyers. 

Yet brokerage pricing has remained remarkably resistant to change. 

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REALTY WORLD Knox Realty Group Launches New Home Center for Fort Knox Area Buyers 

15 Aug

By T.W. Shortt, Principal Broker, REALTY WORLD Knox Realty Group | Nearly 40 Years Serving the Fort Knox–Hardin County Real Estate Market

Area Buyers 

REALTY WORLD Knox Realty Group has launched The New Home Center, a new buyer-focused service designed to assist consumers purchasing newly constructed homes in Radcliff, Vine Grove, Elizabethtown, and the greater Fort Knox area. 

The new service comes as residential construction continues to expand across northern Hardin County. New subdivisions are opening, existing developments are adding phases, and national and regional builders are bringing hundreds of new homes to the local market. 

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Supply is Only Half the Story: What’s Really Driving the Housing Market Locally

8 Aug

By: Dominic Schroeder, REALTOR

Complex Transaction Specialist at REALTY WORLD Knox Realty Group

When local real estate folks talk about the market, the conversation always hits the same 

Point: supply. How many houses are sitting on the MLS? How many are under contract? How 

Many closed last month? 

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New Homes May Cost Less—and Hardin County Buyers Need to Know It 

6 Aug

By T.W. Shortt, Principal Broker, REALTY WORLD Knox Realty Group—The Fort Knox Office™ 

According to a May 29, 2026, blog post published by the National Association of Home Builders, the median price of a newly constructed single-family home was lower than the median price of an existing home during the first quarter of 2026 (Dereski, 2026). Similar conditions are now being reported in housing markets across the United States. 

“This is an unusual shift in the housing market,” said T.W. Shortt, principal broker of REALTY WORLD Knox Realty Group—The Fort Knox Office™. “For many years, buyers expected to pay a premium for a newly constructed home. Today, a brand-new home may sometimes be priced competitively with—or even below—a comparable existing home.” 

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Radcliff Has Talked Long Enough—It Is Time to Enforce Standards. 

27 Jul

By T.W. Shortt 
Co-Founder, Radcliff Small Business Alliance, and Local Business Owner 

Radcliff has talked about commercial redevelopment for twenty years. There have been studies, meetings, beautification projects, temporary cleanup efforts, and repeated promises of improvement. Yet many of the same problems remain. At some point, discussion must give way to action. 

The next mayor and City Council should establish the commercial corridors along Knox Boulevard, Wilson Road, Dixie Boulevard, and Lincoln Trail Boulevard as clearly defined commercial districts of special interest. Within those districts, the city should adopt higher, uniform, and legally defensible standards governing signs, landscaping, lighting, building appearance, parking areas, vacant buildings, property maintenance, and future development. 

This is not about punishing business owners. It is about protecting responsible owners from the damage caused by neglect. A property owner who maintains a building, improves a storefront, repairs a parking lot, and invests in the community should not have that investment weakened by a neighboring property that is allowed to deteriorate year after year. 

Real revitalization will not come from slogans, banners, committees, or another round of decorative improvements. It will require clear rules, consistent enforcement, private investment, and political courage. 

Approximately eighteen years ago, local business and community leaders launched a beautification effort along Dixie Boulevard, from Knox Boulevard toward Lincoln Trail Boulevard. That work eventually produced benches, decorative streetlights, flower beds, and other streetscape improvements that remain visible today. Those improvements were worthwhile, but they were only a beginning. 

Benches and flower beds cannot overcome boarded windows and doors. Decorative lighting cannot hide deteriorating buildings, abandoned storefronts, crumbling entrances, damaged parking areas, faded hand-painted signs, or banners left hanging indefinitely. A neglected property with a blown-out sign sends a stronger message than any city slogan: no one is in charge, and no standard is being enforced. 

That must end. 

Radcliff will not attract new businesses to invest in commercial corridors where existing neglect is tolerated. It cannot claim to be serious about economic development while allowing major gateways into the city to appear abandoned, temporary, or poorly maintained. Appearance is not a minor issue. It affects property values, public confidence, business recruitment, and whether investors believe the city is moving forward or falling behind. 

The next administration must have the courage to adopt a comprehensive commercial-corridor revitalization ordinance, establish objective standards, follow the proper planning and public-hearing process, and enforce the rules fairly and consistently. 

Not everyone will be pleased. Some property owners will object. Others will resist any rule requiring them to repair, maintain, or improve their property. Leadership, however, is not measured by how carefully elected officials avoid criticism. It is measured by whether they are willing to make necessary decisions in the long-term interest of the community. 

Radcliff has talked long enough. We have made a few starts, but we have never sustained the effort. The city does not need another temporary campaign. It needs a focused, lawful, properly funded, and consistently enforced plan. 

The commercial renaissance of Radcliff will not begin with another meeting. It will begin when city leaders finally establish standards—and have the courage to enforce them. 

By T.W. Shortt 
Co-Founder, Radcliff Small Business Alliance, and Local Business Owner

The Future of Data Centers: From Opposition to Opportunity

22 Jul

By: Jeff Farmer
eXp Commercial / Action Advisors, LLC- Hardin County Kentucky

Over the past year, I have written extensively about the rapid growth of artificial intelligence, the surge in demand for data centers, and the opportunities and challenges this emerging industry presents Kentucky. 

We have explored the investment potential, debated zoning and land-use policies, and examined how data centers compare manufacturing in terms of permanent employment and economic impact. We have also discussed why communities such as Cave City and Meade County have paused to carefully evaluate the long-term implications before moving forward. 

Today, the conversation entered a new phase. 

Across America, citizens are becoming increasingly vocal about proposed data center developments. Communities are asking legitimate questions about electrical demand, water consumption, environmental effects, noise, traffic, land use, and whether these billion-dollar facilities create enough long-term jobs to justify public investment. 

Those concerns deserve thoughtful answers. 

What has impressed me over the past several months is that the data center industry is not standing still. Many of the largest developers have recognized that, if they hope to continue building hyperscale facilities, they must become better neighbors. 

The conversation is gradually shifting from whether data centers should be built to what kinds of data centers communities should be willing to accept. 

Technology Is Beginning to Solve Yesterday’s Problems 

One of the largest criticisms surrounding artificial intelligence infrastructure has been water consumption. 

Many early hyperscale facilities relied on evaporative cooling towers that consumed significant amounts of potable water. That technology is rapidly changing. 

Today, the newest artificial intelligence facilities increasingly use direct-to-chip liquid cooling, in which coolant flows directly across processors rather than cooling entire rooms. Even more impressive are closed-loop cooling systems, in which coolant continuously circulates without evaporating, dramatically reducing freshwater demand. 

Several technology companies are now designing facilities capable of operating with virtually no potable water used for cooling. Others are partnering with municipalities to use reclaimed wastewater instead of drinking water. 

In practical terms, the data center of tomorrow may consume only a fraction of the water that many citizens understandably associate with yesterday’s designs. 

The Electric Grid Is Also Evolving 

Electricity remains another significant concern. A hyperscale artificial intelligence campus may require hundreds of megawatts of power, leading many communities to ask whether residential customers or existing industries will bear the burden. 

Developers are responding by investing in entirely original approaches. 

Many projects now incorporate utility-scale battery storage systems that reduce peak electrical demand while improving grid stability. Others are contracting directly for solar and wind generation. 

Several of the largest technology companies are investing billions of dollars in small modular nuclear reactors, commonly known as SMRs. These reactors have the potential to provide dedicated, carbon-free electricity without placing additional strain on local electric systems. 

Although these technologies are still developing, the direction is clear. Tomorrow’s artificial intelligence campus is increasingly expected to become part of the solution rather than simply another customer competing for limited electrical capacity. 

Artificial Intelligence Is Improving Artificial Intelligence 

The greatest irony is that artificial intelligence itself is helping reduce the amount of energy future artificial intelligence systems will require. 

Modern facilities increasingly use artificial intelligence to optimize airflow, cooling systems, electrical distribution, and equipment utilization in real time. Every percentage point of improved efficiency translates into lower operating costs, reduced electrical demand, and less environmental impact. 

Researchers also continue to advance edge computing, improved semiconductor design, photonic computing, quantum computing, and other emerging technologies that may dramatically improve computational efficiency over the next decade. 

In other words, the industry is not only building larger facilities; it is also building smarter ones. 

Communities Should Continue Asking Tough Questions 

None of these technological improvements means that communities should stop asking tough questions. 

In fact, they should ask even better ones. 

Rather than simply debating whether a data center is good or bad, local officials should insist on understanding the specific proposal before them. 

Important questions may include: 

  • Will the facility use potable water or reclaimed water? 
  • Can it operate with closed-loop cooling technology? 
  • How much electrical infrastructure will be privately funded? 
  • What commitments are being made regarding noise mitigation and landscaping? 
  • How many permanent jobs will be created? 
  • What tax revenues will remain after any incentives expire? 
  • Can the facility adapt as technology evolves over the next 20 years? 

These are responsible economic development questions. 

Kentucky Has an Opportunity to Lead 

Kentucky possesses many of the characteristics that data center developers seek, including central geography, interstate access, available land, expanding fiber infrastructure, and reliable electric utilities. 

Rather than competing solely through incentives, Kentucky has an opportunity to compete on something even more valuable: predictability. 

Communities that establish clear zoning standards, transparent environmental expectations, and well-defined utility requirements may become more attractive than communities that either prohibit every project or approve them without adequate planning. 

Good developers appreciate certainty just as much as good communities do. 

Looking Beyond Opposition 

The recent wave of public opposition should not be dismissed. 

Many concerns raised by citizens are legitimate, and they have encouraged the industry to innovate faster, design better facilities, and become more transparent. 

That may prove beneficial for everyone. 

History often shows that industries facing public scrutiny become more efficient, more accountable, and more sustainable. The automobile industry, manufacturing, and energy production have all followed that path. Artificial intelligence infrastructure appears to be doing the same. 

Closing Thought 

Artificial intelligence is no longer a future technology. It is rapidly becoming part of our everyday economy. 

Healthcare, manufacturing, logistics, defense, finance, education, and agriculture will increasingly depend on the digital infrastructure supporting these technologies. 

The question before Kentucky is no longer whether data centers are coming. The real question is whether we will insist on next-generation facilities that conserve water, strengthen the electrical grid, respect surrounding communities, and create long-term value. 

The goal should never be to stop progress. The goal should be to shape it wisely. 

The communities that ask the best questions today will attract the best projects tomorrow. 

Jeff Farmer 

eXp Commercial / Action Advisors, LLC 

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Don’t Let Interest Rates Make the Decision for You

15 Jul

By Doug Witten,

REALTOR at REALTY WORLD Knox Realty Group- KY

If you’ve spent any time watching the news lately, you’ve probably heard plenty about interest
rates. Every time they move up or down, headlines make it sound like the entire housing market
is about to change overnight. It’s easy to understand why many people are asking the same
question: “Should I wait to buy until rates come down?”

The honest answer is: maybe—but maybe not.

One of the biggest financial mistakes I see people make is allowing interest rates alone to
determine whether they buy a home. While rates certainly matter, they should never be the only
factor driving one of the biggest financial decisions of your life.

Instead, start by asking yourself a different question: Am I financially and personally ready to
own a home?

If the answer is yes, then interest rates become just one piece of a much larger puzzle.

Here’s why.

A mortgage interest rate affects your monthly payment, but so do the home’s purchase price,
property taxes, insurance, your down payment, and the length of the loan. Focusing only on the
interest rate can cause you to overlook opportunities that make good financial sense overall.
I’ve seen buyers delay purchasing for a year or two while waiting for rates to drop, only to find
that home prices increased enough to offset any savings they hoped to gain from a lower rate.
None of us has a crystal ball. Trying to perfectly time the market is a difficult strategy, whether

You’re investing in stocks or buying a home.

Life doesn’t always wait for ideal market conditions.
People get married. Families grow. Children start school. Military orders arrive. New jobs create
opportunities. Retirement approaches. Those life events often matter far more than whether
mortgage rates are half a percent higher or lower.

Another important point people sometimes overlook is that mortgage rates aren’t permanent.
If rates decline in the future, homeowners often have the opportunity to refinance into a lower
rate, provided it makes financial sense and they qualify. You can’t usually go back and purchase
the same home at yesterday’s price, but you may have options to adjust your financing later.
That doesn’t mean everyone should buy right now.

If purchasing a home would leave you living paycheck to paycheck or force you to drain every
dollar of your savings, waiting may be the wiser decision. Homeownership should provide
stability and opportunity—not unnecessary financial stress.

Buying because you’re afraid of missing out isn’t a sound financial plan. Neither is waiting
indefinitely because you’re hoping for perfect market conditions.

The best financial decisions are usually made with a long-term perspective.
A home isn’t just another monthly bill. For many families, it’s their largest investment, a place to
build equity over time, and the setting where life’s biggest moments happen. When viewed over
ten, fifteen, or twenty years, today’s interest rate often becomes a much smaller part of the
overall story.

As someone who works with buyers and sellers throughout Central Kentucky, I’ve found that the
families who are happiest with their decision aren’t the ones who bought at the absolute lowest
interest rate. They’re the ones who bought when they were financially prepared, chose a home
they could comfortably afford, and kept their focus on their long-term goals instead of short-term ones
headlines.

Interest rates deserve your attention—but they don’t deserve all of it.
The next time you hear another headline about mortgage rates, take a deep breath. Look at
your own finances, your family’s needs, and your future plans before making a decision.
Because in the end, the best time to buy a home isn’t when the market is perfect. It’s when the
decision is right for you.

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A New Kentucky Law May Open the Door for Church-Sponsored Senior Housing

14 Jul

By: TW Shortt, CRB 

Kentucky Real Estate Broker  

The Kentucky General Assembly was active during its most recent session, passing many new laws. One of those laws, House Bill 333, stands out as an opportunity for certain churches and religious organizations. 

There could be a reasonable argument that HB 333 was written with a particular project or influential constituent in mind. Whether that is true or not, the law now applies statewide. It may have a practical application here in Hardin County for a church that has considered developing housing for its senior members. 

HB 333 creates a special exception for qualifying religious institutions seeking to develop small affordable housing projects on certain church-owned property. In some cases, the development may be treated as a permitted use instead of going through the usual discretionary zoning process. 

In plain language, this law may help grease the wheels of local approval. 

A Possible Local Opportunity 

Many churches own more land than they currently use. Some have several acres around the church, an unused school building, excess parking areas, or other property that may be suitable for development. 

A church may also have older members who want to remain close to their church family but no longer need or can maintain a larger home. A small senior apartment development could allow those members to live near familiar friends, worship services, transportation, and community support. 

A practical project might include 12 to 24 one-bedroom apartments for income-qualified seniors. It could also include accessible entrances, a community room, laundry facilities, walking areas, and a pickup area for transportation. 

The strongest application of the law would be independent senior apartments rather than a nursing home or a full assisted-living facility. Nursing homes and assisted-living operations are subject to separate healthcare, staffing, safety, and licensing requirements. 

The Law Has Important Limits 

HB 333 does not allow every church to build housing anywhere it chooses. 

The church must be a qualifying tax-exempt religious organization. The property must also meet certain ownership, zoning, location, and development requirements. 

One of the most important limitations is that the church must have purchased the property before January 1, 2026. That means a church buying property now may not qualify for the special treatment. 

The property must also fall into one of the categories covered by the law. This may include commercially zoned property, certain residential property near a state’s primary road, and commercial or industrial land, or a former school building that will be converted into housing. 

The development must be limited in size and must consist entirely of affordable housing. The residents must meet income qualifications, and the affordability restrictions must remain in place for 15 years. 

The church would need a system to verify income, control rents, maintain records, and report compliance. 

Local Rules Do Not Completely Disappear 

The law may reduce the ability of a planning commission or local government to deny the basic land use. However, it does not eliminate building codes, fire-safety requirements, water and sewer rules, stormwater controls, accessibility standards, utility requirements, or emergency vehicle access. 

The project must still be carefully planned, financed, engineered, and constructed. 

Most churches are not experienced housing developers. A church considering this type of project should work with an attorney, an architect, an engineer, an affordable-housing developer, a lender, a real estate professional, and a property-management company. 

Worth a Serious Look 

Church-sponsored senior housing will not be right for every congregation. It creates financial obligations, management responsibilities, and long-term legal requirements. 

However, churches have traditionally helped meet both the spiritual and practical needs of their members. Providing safe, affordable housing for older residents could be a natural extension of that mission. 

HB 333 is an exception specifically designed for churches and religious organizations. For a qualifying church that already owns a large or underused property interest, it may offer a path around some local zoning obstacles. 

It is not automatic approval, but it may make a worthwhile project easier to move forward. 

For churches, developers, community leaders, and real estate professionals in Hardin County, HB 333 is worth looking at. 

This article is for general information only. Any church considering a housing development should obtain legal, tax, zoning, and development advice before acting. 

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Housing Affordability Begins at the Local Level

11 Jul

In her June 26, 2026, The News-Enterprise syndicated column, S.E. Cupp, titled “Who Cares About Housing?” Certainly Not the President” argues that President Trump has failed to address America’s housing challenges by not supporting recently proposed federal housing legislation. 

The column illustrates a common misunderstanding about where the real obstacles to housing affordability lie. 

While federal policies can influence mortgage financing, tax incentives, and lending regulations, the greatest barriers to affordable housing are found much closer to home. Local governments determine whether housing can be built through zoning ordinances, subdivision regulations, permitting requirements, infrastructure planning, development fees, density restrictions, and approval processes. These decisions directly affect the cost, quantity, and speed of residential construction. 

Describing America’s housing market as a single, national “housing crisis” oversimplifies a much more complex issue. Housing markets are local. Communities experiencing rapid population growth face different challenges than rural counties or smaller cities. One-size-fits-all federal legislation is unlikely to solve problems that vary significantly from one community to another. 

The recently proposed housing legislation contains provisions that may have merit, but it is difficult to argue that it would increase housing affordability without addressing the local regulatory barriers that often prevent new housing from being built in the first place. It risks becoming another piece of legislation that allows elected officials of both parties to claim progress while producing only modest practical results. 

Real improvements in housing affordability will come when local communities carefully examine their own land-use policies, encourage responsible development, streamline approval processes where appropriate, and create an environment in which builders can deliver more housing at prices that working families can afford. 

Before assigning blame to Washington, we should recognize that many of the most effective solutions begin at city halls, planning commissions, and county fiscal courts across America. 

TW Shortt 
Radcliff, Kentucky 

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