Josh Proctor

Make sure you have a clear understanding of your personal finances before you start shopping. Just because you qualify for a certain loan amount doesn’t mean that number fits your lifestyle or long-term goals. Know your budget, understand your monthly comfort zone, and plan for more than just the mortgage — including insurance, taxes, maintenance, and future needs. Buying a home should feel stable and strategic, not stressful.

Start with the right price. The market will tell you the truth and a good CMA should be accurate. It’s important to come out strong from day one. The first couple of weeks are when your home gets the most attention, and that’s when we want to make the biggest impact. Take the time to get it ready before going public. Declutter, make small repairs, and ensure the property is easily accessible to prospective buyers. And most importantly, detach emotionally. This is a major financial decision, not a personal one. When you treat it like a business move, you position yourself to win.

I work with a wide variety of buyers and sellers, from first-time home buyers to seasoned commercial investors.

One of the most challenging yet most rewarding transactions I've ever worked on was for a client who was a partial owner of a 20-acre multifamily parcel. The estate was a mess. There were three additional parties and a court-appointed trustee who couldn't agree on terms. It took me 9 months to negotiate five separate purchase and sale agreements. It took a total of 13 months, but we finally got the property to the closing table, and everyone walked away feeling like a winner.

I grew up around real estate. My grandfather developed former military installations into housing communities, and my father managed the mortgage portfolio. By the time I was two, I was on construction sites with him, learning how homes were built from the ground up. In college at Georgia Southern, my family began buying and renovating undervalued rental properties instead of renting ourselves. My brother and I managed the renovations, leases, tenants. This was my first full exposure to the investment side of real estate. After graduating with a finance degree during the 2008 recession, I purchased and renovated my first foreclosure using construction financing. I was working as an asset manager for a local bank, managing a multi-million-dollar portfolio of bank-owned properties, negotiating large land and lot sales along the coast. I earned my real estate license in 2014 and later expanded into property and casualty insurance, gaining deep experience in coastal risk and underwriting. In 2025, I obtain my associate broker license. My background in construction, finance, foreclosure management, and insurance allows me to approach every transaction strategically, helping clients make confident, informed decisions.

My background in construction, finance, foreclosure management, and insurance allows me to approach every transaction strategically, helping clients make confident, informed decisions.