Home for Sale in Alpharetta, Ga - Alpharetta Real Estate Information

Bargians for brave consumers - Alpharetta, Ga

2008-04-30T14:06:00.010-04:00

Consumer Reports
Recession's bright side? Bargains for brave consumers

Lets say you have some cash on hand, your job (or other source of income) is secure, and you love a good bargain. What opportunities might a recession bring?

First a disclaimer: Nobody, including us, knows whats ahead for this economy or, indeed, precisely whats happening now. (Recessions are officially determined after the fact by the National Bureau of Economic Research.)
However, the battle-scarred veterans of our Money team have seen our share of recessions, and some of us even took notes. Based on our collective judgment, here are some of the possible buying opportunities that consumers with cash and the guts to spend it may find:

Homes. Home prices are already down in many parts of the U.S. Where they go from here is anybodys guess, but few of us would expect them to rise at a steep pace anytime soon. So if youre in the market for a home, now could be a good time to start looking and get a baseline feel for the market even if you decide to hold off buying for a while.

Mortgages. Interest rates are already relatively low, averaging 5.42 percent for a 30-year fixed-rate mortgage as we write this. Credit standards have been tightening, though, so expect higher hurdles in getting the very best rates.

Stocks. Some are sure to become bargains, but unless youre a stellar stock picker, consider a no-load stock index fund and hope to benefit from an overall rise in the market. Keep in mind that stock prices will often start upward well before a recession ends, as investors look ahead to better times.

Credit cards. Our resident credit expert thinks people with good credit scores should have a golden opportunity to negotiate for lower rates. Issuers will want to hold onto creditworthy customers more than ever.
Cars. If demand continues to drop (sales for 2007 were down compared to 2006), car makers and dealers will have to do something to move their wares.

Appliances and electronics. Ditto.

Luxury goods. Sales are already slowing, we hear, so high-end goods may carry less-high prices.

EBay stuff. People eager to raise cash may be auctioning off knickknacks and what nots in record numbers. So that Pee-wee Herman doll or first edition of Proust youve long wanted could be yours for the clicking.

Home remodeling. Lower demand should mean more room to bargain and, possibly, less wait to get the work started. If you need to finance your home improvement, you might also find favorable borrowing terms if your credit score is high.

Travel. Our travel expert says to expect fare cuts from the airlines, but beware of the carrier going bankrupt before you can use your ticket. Hotels and rental cars should see cuts too.

Other services. If its something consumers can put off until the economic clouds clear (cosmetic dentistry vs. an aching tooth, for example), demand should drop and prices along with it. And it rarely hurts to haggle even in the best of times.
Copyright © 2004-2008 Consumers Union of U.S., Inc

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Recessions & Home Buying - Alpharetta, Ga

2008-04-30T14:01:00.003-04:00

Seven Reasons to Welcome a Recession

By Jeffrey Strain, Special to TheStreet.com
Recessions breed fear.
It's only natural. A slowdown in production at companies can result in layoffs and restructuring. People fret about their jobs and worry that it will be much more difficult to find new employment if they are let go. These are understandable concerns.
But for contrarians and bargain hunters, recessions provide a world of opportunities. Here are seven ways that a recession can actually benefit your personal finances:

Affordable Homes

Those who bought homes looking to flip them for a quick profit and those who took out huge loans that they couldn't afford to pay will look at a recession with fear, but a recession should have little meaning for those who bought a home with the purpose of living in it for a long time.
Recessions are usually short-lived, and the housing market should recover long before most people are planning to sell their house.
For those who had been unable to afford a house because of soaring prices in the past few years, a recession is a golden opportunity. It brings housing prices down to more affordable levels. That means that many people who wanted to buy a house will be able to purchase one.
Recessions are also a good time to look for investment properties or vacation homes if either had been in consideration.
A recession gives anyone looking for quality housing a lot more bang for their buck than when the economy is flying high. Being able to purchase a quality house at an affordable price can greatly increase a person's net worth in the long run.

Low Mortgage Rates
In the attempt to ward off a recession, the Federal Reserve has made interest rates extremely low, resulting in more affordable loans for those who are in the market to purchase a house.
While these rates may not be available throughout the entire recession if inflation continues to rise, the rates will be around as long as the Fed can use them to ease the recession. Taking advantage of these low rates along with lower housing prices can truly make housing a deal.

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Hot Deals in a Cool Market

2008-04-30T13:42:00.004-04:00

Hot Deals in a Cool Market
By Kiplinger

Buying or selling a home? Here's how to strengthen your hand in rough times.
Birth, death, marriage, divorce. Throw in new careers and lost jobs, and you've got the reasons most of us fail miserably at timing the real estate market. We sell and buy because life -- not market conditions -- drives the decision.

It's how you manage the deal that dictates whether you'll give up too much of your profit in a fire sale or forsake future profit by paying too much -- especially now that the housing market has taken a chilly turn. In the fourth quarter of 2007, the median home price in the U.S. fell 5.8% over the same period 12 months prior, according to the National Association of Realtors. And 13% fewer homes were sold last year than the year before. Below, we have tips for both buyers and sellers to help you strengthen your hand in these rough times, no matter what side of the transaction you're on. (Hint: It wouldn't hurt to read both sections so you know the other team's strategy, too.)

Buyer Tips
Buyers definitely have the upper hand in a cool market. You can press your advantage to negotiate the best price possible. However, bear in mind that today's credit crunch has lenders tightening their belts, so you'll need to make the right moves to get a good deal on a mortgage. Also, dust off those negotiating skills that went unused during the seller's market of the past few years.
1)Have a down payment. A 100% financing deal is much harder to get. So be prepared to put at least 5% down. Lenders also want you to have at least two months' worth of PITI (principal, interest, taxes and insurance) in reserve.
2). Boost your credit score. Based on current interest rates, the average rate on a 30-year fixed-rate mortgage is about 1.3 percentage points lower for someone with a credit score of 760 to 850 than for someone with a score of 620 to 659. On a $200,000 loan, a borrower with a top-tier score would pay $173 less per month -- a saving of $2,076 per year -- than a borrower near the bottom, according to MyFICO.com.
3). Do your homework. Learn as much as you can about the local housing market and the seller's motivations. For example, find out what similar homes in the neighborhood are selling for at Zillow.com. Ask questions about the sellers, such as why they're selling, how long the home has been on the market, when they bought the home and how much they paid. Once you zero in on a property, hire a home inspector to find any defects in the home.
4). Sharpen your negotiating skills. Just about everything is negotiable when buying a house, especially in a buyer's market. When making an offer, it can include contingencies that protect you, such as requiring that the home pass an inspection, appraises for at least as much as you're paying for it and that the seller accept your offer by a certain time.

You also can ask that the seller pay part of your closing costs, include a redecorating allowance or remove an above-ground pool you don't want. The trick, though, is to prove to the seller you're a serious buyer without looking too eager. And you've got to be willing to walk away from a home if the seller refuses to negotiate in price or make concessions to your satisfaction.

Seller Tips
A cool market means it may take you longer to sell your home, and you might not get as much money as you'd like. Those are two tough pills to swallow. But if you make the right moves, you can increase your odds of striking a good deal and getting the most from your sale.

1). Pick the right agent. You want somebody who is going to market the place, not some slacker who talks you into setting a low-ball price and then waits for a bargain hunter to trip over the house on the MLS. Your best bet is to find someone who was in the business during the last downturn. That's a survivor who knows how to sell when others can't. Interview several agents.
2). Shop the market yourself to get a feel for prices. Ask your agent to show you listings that are competing with your own.
3. Buy down the interest rate. It's not a sales price that people are buying -- it's the mortgage payment. And buying down the buyer's interest rate is a smart way to attract buyers without giving up your profits. For example, lowering the buyer's interest rate from 6.5% to 5.5% on a $150,000 loan reduces the monthly payment by almost $100 per month.The buy-down would cost you about 4.75% of the loan amount, or $7,125 in this example. Alternatively, if you lowered your sale price by that amount, the buyer would save only $45 a month. You can also offer to buy down the interest rate for the first year or two for less money. Either way, you're allowing buyers to get more home than they would have otherwise been able to afford.
4). Dress up the house. Agents call it staging: Haul out the oversize furniture; get rid of clutter; break out the touch-up paint; polish the glass; buff brass fixtures; eradicate smells. "Things you were willing to live with are not necessarily something you want a buyer to see," says Kevin Cook, president of the Cottage Realty Ltd. in Berthoud, Colo.
5. Hire an inspector. Most buyers make their purchases contingent on a home inspection. But hiring your own inspector before placing your house on the market can help you identify things to fix ahead of time and make your home more attractive to the buyer. For example, you'll find out if your roof needs replacement or if any electrical or plumbing work should be done. Copyrighted, Kiplinger Washington Editors, Inc

Historic Fed Move Cuts Both Ways for Borrowers - Alpharetta, Ga.

2008-04-05T23:09:00.008-04:00

Historic Fed Move Cuts Both Ways for Borrowers

Hot on the heels of its surprise inter-session rate cut of 75 basis points last week, the Federal Reserve cut key interest rates again, the fifth straight cut since September 2007. In its statement last week, the Fed said it had decided to cut the federal funds rate "in view of a weakening of the economic outlook and increasing downside risks to growth." In other words, economic data suggests the US is on the brink of recession, and the Fed is acting accordingly.

Who benefits from this cut? If you have a loan that is directly tied to the Prime Rate, you will see an immediate benefit. Home equity lines of credit (HELOCs) and variable rate charge cards are the types of loans that will have an interest rate reduction on their next statement.

What does this mean for long-term rates? Long-term mortgage rates, the lowest we've experienced in years, could actually increase after today's cut, based on historical performance and recent trends.

So if you're waiting for long-term rates to fall further, don't count on it. Your best chance to lock in the lowest rates since 2005 is now. Getting your application in process now will allow you to capture a great rate before it's too late.

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Best Real Estate Agent in Alpharetta: What I will do for you!

2008-02-13T09:50:00.008-05:00

Are Full-Service Real Estate Agents Worth the Extra Money?

Consumers are always looking for ways to save money, and paying real estate commissions can amount to tens of thousands these days. Not an insignificant sum to most people. Is it worth it to hire a full-service real estate brokerage over a discount service? Reasonable question. It's one I hear often. And the answer is it depends.

Type of Marketplace
Buyer's markets exist when inventory exceeds the supply of buyers. In these markets, some homes aren't selling at all.

Listings that sell at top price are typically those exposed to the most buyers, which are priced well, marketed well and show well.

MLS and the Internet.
I cringe when I see new listings hit MLS without a photograph because I know that agents and buyers are passing them over without a second thought. Many multiple listing services accept 8 to 12 photographs nowadays. For that reason, many full-service agents hire professional photographers and shoot double the photos required. The pros spend considerable time sorting through photos to select those with the most light, the best angles, sharpest contrast & color. Photos are cropped and resized to accentuate positive attributes. Each photograph is entered into MLS with a full-length enticing description.
When I see a photograph taken by the multiple listing service instead of a pro or the agent, I also see a lazy real estate agent who doesn't care enough or isn't getting paid enough to properly market her client's property.

Signage
Lots of mom 'n' pop operations and discount brokerages don't spend money on professional signs because they don't believe in it or they can't afford it. Good signage is free advertising. Many full-service firms will advertise:
Main office phone number
Agent's personal cell phone or voice mail number
Web site for more information
Virtual tour links
Specific information that makes this home different from others in the area.

Marketing Materials
Full-service companies tend to project quality, and that means four-color flyers and four-color direct mail pieces. The days of hiring neighborhood kids to toss photocopies on neighbors' front steps are gone. Full-service marketing is first class.

Open Houses
Not all homes are right for an open house, but those that are require finesse. This means working the buyers who come through by pointing out impressive features of the home without making the buyer feel oppressed or hounded, and that in itself is an art. It requires the service of an experienced sales person. Many discount brokers refuse to hold homes open.

Full-service agents counsel sellers.
They find out what made the seller decide to buy the home and how that moment happened. Then, they employ that knowledge at open houses. For example, suppose a seller said that moment came when she first stood gazing out at the pool. When she turned to her husband and gasped, "I can't believe we can afford to buy this home." Good sales people at an Open House would ask buyers to stand in that same spot by the pool. Then, they'd share the seller's first experience verbatim.

Negotiation Real estate is an extremely competitive business, and there are many agents fighting for the same listings. A full-service agent who wins the listing is probably a good negotiator, a person you want on your side during offer negotiations. Think about it. Agents who can persuade you to pay what they feel is reasonable, will probably persuade a buyer to pay your price. Ultimately, that means more money for you.

Final Sales Price
Sometimes full-service agents lose listings because the seller was promised a higher price based on hot air and a lower commission. It's these listings that often show up in MLS a month later with reduced prices. The amount of the price reductions, not surprisingly, tend to exceed the difference in commissions between the dualing agencies! In these scenarios, sellers received fewer services and ended up losing money on the sale as well.

If you can't decide between an agent who charges 1 or 2 percent less than another, think about how you would feel if you had to reduce your sales price, say five percent, to get the house sold. Ask the agents to show you their last 24 months of price reductions and compare them.

How Much Do Agents Make?
Agents are paid by brokers. Brokers retain a portion, sometimes 50%, and pay the balance to the agent. From that, the agent pays her overhead and taxes, which can easily amount to 50% of the net. A listing agent's true salary ranges from 20% to 30% of one-half the commission. Full-service agents typically spend more on overhead than their competitors; by refusing to compromise service, they tend to charge more.
Special Thanks to Ms. Elizabeth Weintraub for this article!

For information about Alpharetta Real Estate, Market Trends, Events and Happenings in and around Alpharetta, please call Traci at 678-575-6735 or send an e mail to huntforhouses@yahoo.com

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Things Buyers Dont Ask For, But Should! Alpharetta, Ga

2008-02-06T23:43:00.002-05:00

By M. Anthony Carr

When you're sitting right in the middle of a buyers market, or at least an equitable market (neither a buyer nor seller market), this is the time when buyers should start asking for the moon. If you don't ask, you'll never get what you want.

I've talked with many agents who entered the real estate market back in the day -- in the day when buyers meekly came to the door with their little contracts in their hands like some Dickens character asking, "Please sir, may I pay you some more," but during the whole exercise expecting a rap on the head for even asking. Thus these agents are still stained by the time of buyer pays for everything, seller get's everything.

Folks, those days are over. Ask for it all. "Please sir, may I have some more. May I take your house for 5 percent less than your asking price, you give me 3 percent closing on top of that, then throw in new carpet, fresh paint, new cabinets and the car parked in the garage?"

Instead, I hear agents say, "Well, I'm asking for so much in closing I thought it might insult the seller to ask for (fill in the blank)." Trust me, let the seller be the judge of that. If an agent is a "buyer" agent and comes back without asking for a lot of stuff, then they're not doing their job. The contract should come back marked up with a counter offer.

In a very limited survey I conducted in my area, 40 percent of the deals I looked over (more than 100) did not ask for closing costs -- and this is in a market where the sellers are willing to pay for it. I wasn't privy to the nuances of every paragraph on these contracts, but I can almost guarantee that if they didn't get closing costs assistance, then they probably didn't get a lot of other things like the items listed below.

Home inspection: If you're not asking for this item in today's sales environment, then you're just not in the game. It's almost expected. While the buyer traditionally pays for it, once defects are found, the seller is the one who usually has to get them fixed. Why buy a house today with a leaking air conditioner system, slow draining toilet or misfiring electrical outlets. The seller wants to sell and is willing to put in the money to get these items fixed. What s/he's not willing to fix, s/he will tell you. But if you don't ask … .

Home warranty: Contracts that don't ask for a home warranty from the seller just boggle my mind. Most sellers are about to come down on their price by thousands or tens of thousands of dollars, yet the buyer is "too embarrassed" to ask for a home warranty. It just amazes me. The buyer is willing to buy the house for $400,000, but not ask for a $400 home warranty to help protect the house over the next year. My advice: once the negotiation is over and let's say you have a seller who just won't pay for it -- then up the price $400 and get the cash from the transaction to pay for the home warranty. Done deal.

Closing costs: Whatever you're doing with the contract, at least ask for some sort of closing costs. The most effective closing cost item any buyer should ask for is a point for the mortgage. With this type of closing assistance, you'll have lingering benefit from the cash at the table because the point paid at the table will result in a cheaper mortgage payment month after month.

Until housing inventory begins to shrink and houses start selling for more than asking price, buyers should take advantage of the current market and negotiate more from the seller. The buyers get what they want -- assistance getting into the house. The sellers get what they want -- their house sold.
Published: August 17, 2007
By Realtytimes

Homes for sale in Alpharetta, Ga,

2008-01-01T10:20:00.002-05:00

Want to see over 90,000 homes for sale in Georgia? Just click
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You can customize your search. We have no doubt that you will find the home youre looking for.

Feel free to call us and we can give you all the information on location, schools, businesses, taxes and what the area has to offer.

Traci's Cell Number - 678-575-6735

Our e mail address - huntforhouses@yahoo.com

"The best real estate agent in Alpharetta!

Buyers Market picking up due to low interest rates - Alpharetta, Ga

2007-12-31T11:16:00.000-05:00

Lowest Rates in 25 Months

We couldn't have asked for a better Thanksgiving treat than the one we got on Monday: the lowest 30-year fixed-rate in over two years. That's right. For those of you who have been patiently waiting, here's your chance to save anywhere from $5,000 to $7,500 or even more on the mortgage financing you've been looking for. Do not miss this great opportunity to cash in on the lowest rates since October 2005.

Here's why you should act now:Monday saw the lowest 30-year fixed interest rate in over two years. However, each time this interest rate reached previous low points, both last year and earlier this year, it began increasing and didn't stop, climbing over 0.50% in the months that followed!

Fannie Mae and Freddie Mac tightened guidelines, announcing new Loan-Level Price Adjustments. In the first quarter of 2008, most borrowers who have good credit, but have FICO scores below 680, will now be forced either to pay more points at closing or incur a higher interest rate.

The amount that a borrower could be forced to pay, even if they've never been late on a payment, could be as much as 2.00% in points or an interest rate that's 1.00% higher than the going rate.

On a $250,000 home loan, a borrower could have to pay up to $5,000 in order to receive normal market rates! Borrowers choosing the higher interest rate, under the worse case scenario, would stand to lose over $7,500 in just the first three years of the loan.

Choosing to wait could cost you money both in the form of higher market rates and points. This could well be the greatest holiday present you could treat yourself to this year, but only if you act fast! For information about Alpharetta, Ga Real Estate, Market Trends, Events and Happenings in and around Alpharetta, please call Traci at 678-575-6735 or send an e mail to huntforhouses@yahoo.com

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Slow Market? Reasons to list your home with a Realtor - Alpharetta, Ga

2007-12-29T12:10:00.000-05:00

INSIDE ADVICE:

In a slow market, there are many reasons to list with an agent
By John Adams ContributorPublished on: 07/01/07

I was recently asked whether a home should be sold "by owner" or listed with a real estate agent. I replied that it depends on the seller's circumstances.

In today's world of real estate, a seller has more options than ever. You can list with a traditional real estate agent and pay a typical commission of 6 percent or 7 percent of the purchase price, or you can go it alone and try to save the commission. In addition, many brokers offer services somewhere in between, charging different fees for various services you might select.

If you are trying to make the same decision about how to sell your house, here are some relevant topics. You will likely want to list your home with a traditional real estate agent ...

If you are in a hurry to sell your home. Let's say your spouse has been transferred to Chicago, and he's already there living in a hotel. The only thing keeping you here is the house, and you need the full benefits of a full-time professional to get your home sold as quickly as possible.
Remember that a significant part of the buying market is being transferred into Atlanta, and those buyers work almost exclusively with agents. These are the hottest buyers in town, with a high motivation to purchase quickly, and cash in their pockets. And those buyers usually don't view homes listed by owner.

If you have never sold a house before and simply don't have a comfort level with the transaction and the steps needed to make the sale happen. Getting a buyer to agree to pay a certain price is just the beginning. And if you've not sold a home before, you can easily miss an important part of the process, putting your entire sale in jeopardy. Effective agents specialize in getting the sale to the closing table.

If you're uncomfortable with the prospect of showing your home to strangers and would welcome the agent's presence when your home is shown. Reports of crime associated with home sales and open houses are rare, but any time you open your home to the public, it's smart to anticipate potential problems. You'll want to screen prospective purchasers, and make sure you are not alone when showing your home to interested parties.

If you are trying to sell in a slow market, like the one we are in now. Even a small advantage in marketing may make the difference between a sale and another 60 days on the market. For example, agents are members of the local multiple listing services, and that's where other agents go to find prospective matches for their buyers' needs. Having your home listed in the MLS is a huge advantage over simply having a "for sale" sign in the yard.

In addition, many MLS listings are automatically placed on national listing Web sites like realtor.com, where out-of-town buyers are more likely to view them.

If your time is better spent doing whatever it is you do than answering lots of unqualified callers' questions about your house and how low you might be willing to go. Some folks are simply so busy with their job that they really have no business trying to sell their own home. Answering calls and returning inquiries is time-consuming, not to mention the obligatory open houses you will want to hold on the weekends. In contrast, agents are set up to handle this type of volume and have systems in place to convert leads into buyers.

If your skin is so thin that you will be personally offended when a prospective buyer makes fun of your decorating. In that case, you need someone else to handle the sale. Buyers come from all backgrounds and walks of life, and everybody's got an opinion about your paint colors and your furniture. To make matters worse, they will want to poke their head into every nook and cranny of your house. Part of the selling process is encouraging buyers to visualize themselves living in your home, asking them how they might make changes to better reflect their own likes and dislikes. If that process will offend you, call an agent.

And finally, if the idea of negotiating prices back and forth with the purchaser is distasteful to you. If that's so, you should probably hire an agent. Agents receive training in how to handle back-and-forth negotiations, trying to bring the parties to a meeting of the minds and getting to an acceptable price.

For information about Real Estate, Market Trends, Events and Happenings in and around Alpharetta, please call Traci at 678-575-6735 or send an e mail to
huntforhouses@yahoo.com

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How To Get The Best Price In A Slowing Market - North Fulton - Alpharetta, Ga.

2007-12-29T11:10:00.000-05:00

How To Get The Best Price In A Slowing Market

by Peter G. Miller

Reports across the country suggest that real estate in most areas of the country is no longer appreciating at the rates seen in the past few years. In fact, the National Association of Realtors reports that nationwide August existing home prices were actually down 1.7 percent from a year earlier.

None of this is terrible or awful unless you bought last year and must now sell. Those who have owned for a few years are well ahead in most communities.

Consider that in 2000, according to the National Association of Realtors, the typical existing home sold for $111,800 versus $225,000 in August.

So, what's the best approach to selling in today's market? Consider these five core points.

Buyers are scarce relative to home supply.

While sellers have called the shots for the past few years, that's no longer the case in most markets. No problem -- adjust. Make your home the most attractive, best priced property in the neighborhood.

While pre-market prep could have been ignored in the recent past, today you have to paint, clean-up and repair before offering a home for sale. An MLS photo that shows a home with a lousy roof is evidence of a property that likely will not sell quickly or at full price.

Remember that cash is still an issue.

While home prices may have slipped a touch, real estate continues to be hugely expensive for most buyers, especially first-timers who lack equity from a prior sale. Rather than reducing prices, offer to pay for buyer closing costs, thus lowering out-of-pocket purchaser cash requirements.

Choose the right Realtor.

When comparing local brokers, look for such markers as recent success in your neighborhood, a high level of local activity and professional education.

In a slow market picking the realtor becomes especially important. Why? Because a broker with a strong local history is known and respected: If he or she offers a property at a given price that value is likely to be accepted as at least within the realm of reason.

Alternatively, let's say we used a less experienced broker, someone who was not an authority figure. The property might have sold for less because another broker might have been less credible. In effect, one of the values of using an experienced listing broker is to readily establish believable prices and terms, an important matter in a buyer's market.

Numbers Count.

Real estate sales are a by-product of exposure. If the odds of selling a home are 100 to one, if it takes 100 inquiries and visits to sell a property, then the quicker you get those inquires the better. No less important, if you can get more than 100 inquiries the odds of getting a top price and terms improve.

This means that when considering a listing broker you need to review the marketing plan with care. What, exactly is the broker going to do in terms of advertising, open houses, market trends, MLS placements, online marketing, broker relations, etc?

Remember that the marketing plan which works for one property may not work for another. Plans need to be specific to local markets, to particular homes and for current market conditions. The thinking that seemed so good last year may be inappropriate this year.

It's a business deal.

With some frequency I see homes priced for reasons that won't work:

The property must sell for this price because I need $400,000 for the next home. The truth: Prices are established by the marketplace, not seller needs.
Similar homes in a different neighborhood command a particular price, therefore my house should sell at the same price. The truth: What happens elsewhere is irrelevant. What happens in the immediate neighborhood is what counts.
The Flombacks got $800,00 for their home so I should be getting at least that much. The truth: This is not about the Flombacks and should not be about seller ego. The real issue is about bricks and mortar. The Flombacks may have an objectively better house.
The buyer's offer requires that we leave the washer and dryer -- it's an insult. The truth: Homes reflect our psychological identity, who we are, our social status, etc. But the marketplace reflects supply and demand. Leaving a washer and dryer may be a lot cheaper than not getting a sale for months on end.
This home would have sold for $500,000 last August and we will not accept a lower price. The truth: It's not last August. It's now and the marketplace reflects current supply and demand.

Sellers can be successful in any market so go forth and market -- but do it right.

To find out how much your home is worth. E mail me at huntforhouses@yahoo.com or call me at 678-575-6735

Home Buying Opportunities on the Rise Alpharetta, Ga

2007-12-20T10:52:00.000-05:00

Lower Fed Rate Means Opportunities on the Rise:

For the first time in more than four years, the Federal Reserve cut its Fed Funds Rate, which directly impacts millions of American borrowers. And while this important decision has many implications, there’s still some debate among experts about what this means to the economy as a whole.

The Federal Reserve meets again in six weeks, and no one is certain how market volatility and inflation concerns will affect their future policy and decision-making. Bottom line: Take advantage of this opportunity while you still can.

Call me right away.

If you’re looking to capture a lower interest rate for refinancing or buying a home, this could be your best opportunity to do so. If you have an Adjustable Rate Mortgage, while this rate cut might help to improve your situation, now is the time to refinance into a fixed-rate loan.

If you have a Home Equity Line of Credit (HELOC) or credit cards tied to the Prime Rate, the Fed’s cut in the Fed Funds Rate just put a little money in your pocket.

Borrowers waiting for a lower fixed-rate mortgage may be waiting for a long time. The chart below clearly shows how Fed Funds Rate cuts do not translate into cuts in fixed-rate mortgages. In January 2001, the Fed Funds Rate was at 6% and 30-year fixed rates averaged 7.03%. By December 2001, following 4.25% in cuts throughout the year, home loan rates were actually up to 7.07%.

For information about Alpharetta Real Estate, Market Trends, Events and Happenings in and around Alpharetta, please call Traci at 678-575-6735 or send an e mail to
huntforhouses@yahoo.com

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How to make informed decisions when buying a home - Alpharetta, Ga

2007-12-01T11:19:00.000-05:00

How to make an informed decision when buying a home

Richard Gaylord says consumers need to understand what’s going on in their own area. “There is no such thing as a national housing market – it doesn’t perform like the equities markets,” he says. “What’s really important for consumers is to make informed decisions based on individual needs, desires, and timelines in a given area.

Most people plan to stay in a home for 10 years, and for buyers with a long-term view, housing is an excellent investment.”Typical sellers purchased their home six years ago, with the median price in the third quarter of 2001 at $159,100.

Despite the dip in the national median price over the past year, the median increase in value for home sellers who bought six years ago is 38.8 percent. “Nearly every market is showing positive long-term gains, with a home equity accumulation of $61,700 over the past six years for a typical U.S. home owner,” Gaylord says.

Even in most of the places that are undergoing a large price decline, long-term increases are quite respectable, he says. For example, the Sarasota area of Florida is showing a median rise in home value of $112,000 over the typical holding period, and ranks well above norm for overall gains.”

For information about Alpharetta, Ga Real Estate, Market Trends, Events and Happenings in and around Alpharetta, please call Traci at 678-575-6735 or send an e mail to huntforhouses@yahoo.com

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Luxury Homes Alpharetta, Ga.

2007-10-25T20:47:00.000-04:00

Alpharetta Luxury Homes:

Now is the time to start shopping for your new luxury home. Don't trust just any Realtor with one of the biggest purchase of your life. Hire a Realtor who has several years of experience and specializes in luxury home sales.

With the market situation, now is the time to look at new construction. Developers are offering amazing discounts...still USE A REALTOR. We will navigate the issues that may arise with builders. Using a Realtor will protect you and make sure the construction is progressing according to the legal documents.

CLICK HERE TO SEARCH THE MLS!

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Growth up 5.6% in Atlanta, Ga

2007-10-08T22:35:00.000-04:00

North Atlanta is number 4 on the top 10 list for oppurtunities for savvy investors

Projected median sales prices for single-family homes:

Q1 2008: $177,750

Q4 2009: $187,640

Growth: 5.6 percent

Half a million dollars probably won’t buy you a home in one of Atlanta’s Martha Stewart-style neighborhoods. And that’s a good thing, the smart money here will move upmarket, in exactly the opposite direction of where it will go in New Orleans. A contrarian by nature, he sees the biggest arbitrage in properties priced at $750,000 in high-end communities northeast of the city - suburbs like Alpharetta, Druid Hills, Duluth, Johns Creek, and Suwanee. The construction cost of a home in those pockets is $260 a square foot; right now, you can pick one off for $180.

Boding well for the local economy, “Hotlanta” boasts one of the highest rates of job growth in so-called creative-class occupations in the country. Why? It’s the top destination in America for young professionals, a transportation hub (Atlanta’s airport is the busiest in the world), and a place where most Fortune 500 companies maintain a regional presence. Projections by researchers at the U.S. Census Bureau and Virginia Tech place Atlanta at the center of a “megapolitan” cluster of urban sprawl that will develop over the next quarter-century, encompassing 7 million people.

This points to another niche real estate play: As buildable land around the city disappears, downtown neighborhoods on the brink of transformation are ripe for investment.

For information about Alpharetta, Ga Real Estate, Market Trends, Events and Happenings in and around Alpharetta, please call Traci at 678-575-6735 or send an e mail to huntforhouses@yahoo.com

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Selling Your Home In A Down Market

2007-10-01T21:38:00.000-04:00

Selling Your Home In A Down Market

When Doreen Cardin first put her house on the market, she was hopeful that the house would find a buyer right away. Cardin's husband, a mechanic, was unable to work. The loss of an income had proven tough for the young couple, who live 20 miles north of Seattle. They needed the money.

So they first spent some cash fixing up their three-bedroom, 1,600-square-foot house, with a new coat of paint, carpeting in the family room and flooring in the bathroom. They hired a local real estate agent and put the house on the market for $300,000.

That was five months ago.

There have been a couple of offers since then, but those both fell through. The Cardins have now hired a new realtor, slashed the price down to $279,000 and even thrown in a $5,000 buyer's bonus. Doreen Cardin blames the lack of real interest in her house now on the cold weather, which discourages people from visiting open houses, she says, and also a more general sense of financial unease in her community, as people face new challenges like higher gas prices.

There hasn't been much good news out of the U.S. residential real estate market for a long time. This week wasn't any different. The National Association of Realtors said that sales of existing single-family homes and condominiums fell by 1.2% in October. The median price of a home sold dropped to $207,800, a decline of 5.1% from a year ago. That's the biggest year-over-year price drop since data collection began in 1968.

Despite deepening housing problems, plenty of people still need to sell their homes right now. Offloading a property in a down market presents unique challenges and problems, but real estate agents do offer up some smart tricks of the trade for frustrated sellers. There are simple strategies that can help move a house, even during a real estate bust.

The first step for the seller, experts say, is to hire a competent, first-rate agent.

"Some sellers feel they are saving money by not hiring an agent and thus not having to pay commission," says Courtney Charney, a realtor with Alain Pinel Realtors in Northern California. "However, agents offer valuable advice and insight as well as marketing savvy that will serve you well in selling your home."

Charney adds that prospective buyers are drawn to homes that are professionally marketed and appear to offer a fair market value.

"A sign on the lawn that reads 'For Sale By Owner' is not sending the message you want," she says.

Ideally, the agent should have worked through a down market in the past so that she understands the challenges posed by such a business environment.

After tracking down the best Realtor in Alpharetta, the seller and agent need to figure out the right price. "One of the primary responsibilities of your realtor is to assist you in pricing your home," says Charney. "A realtor should provide you with comparable sales in your neighborhood, as well as a realistic asking price for your home." Charney says sellers shouldn't be afraid to reduce the price, painful as that may sound.

Charney recently represented Ivan Brockman, an investment banker at Citigroup , as he sold his home.

Brockman owned a four-bedroom, three-bath, 3,200-square-foot house in Menlo Park, Calif. With three young children, ages 8, 6 and 2, Brockman and his wife decided it was time to move to a bigger space.
They put their house on the market for $2.395 million in August.

"I realized that was a bit high but I didn't want to take too much off the table before I had to," Brockman says. "My hope was that it would sell quickly. We loved that house and thought it was in great condition. So we had hopes. But I also knew it would be hard. It was a week before school was starting. People were going away. I realized that the ideal time was to wait. But we didn't."

The house sat on the market for three weeks. At that point, Charney urged the family to consider reducing the price. Brockman says that was tough advice to take.

"I don't like to lose any negotiation and I don't like to give up if I don't have to," he says, "but we were in a fortunate position. We could swing it financially." So Brockman relented, agreeing to lower the price by $100,000. That price point was enough to lure in a new, interested party.

"It was a fair price," he says of the final transaction.

In addition to settling on the the best Realtor in Alpharetta and a price point, it's equally critical to stage the property appropriately, agents say.
Stacey Gero-Kanbar, a director at Brown Harris Stevens in New York City, says that the seller needs to work hard to present the property at its best.

"You need that property to look as good as it can," Gero-Kanbar says.

"Don't let people come in and just imagine what the home could look like. People say they can imagine it. But they can't. Don't force them to. Have them come in and fall in love with the space."

An important part of the staging process, agents argue, is clearing out clutter, keeping the house smelling pleasant during open houses (some suggest baking cookies in the kitchen or burning scented candles) and generally maintaining a very neat, well kept home.

Sometimes, presenting such a home is hard, especially for those with young children. So parents need to get creative.

Marketing the home effectively is also key, agents say. It's important for sellers to always figure out who the most likely buyers are for their property.

Even when every trick is tried, and the property is perfectly priced and presented, the house still might not move. If that's the case, renting is an alternative. But Catherine Adams urges sellers to first consider the amount of cash it will take to upgrade the house once the tenants leave.

"Renting is a viable option," Adams says. "But is it enough to cover the costs to put the house back on the market? Because, once the tenants move out, you will need to clean and paint again. Otherwise, if you don't, you will diminish the asset."

For information about Alpharetta, Ga Real Estate, Market Trends, Events and Happenings in and around Alpharetta, please call Traci at 678-575-6735 or send an e mail to huntforhouses@yahoo.com

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BUYING A FORECLOSURE - ALPHARETTA, GA

2007-09-27T12:44:00.001-04:00

BUYING A FORECLOSURE

I have had such a huge response to the article about "Foreclosure Basics". I want to go a step further and let you know what its like to find, buy, remodel and sell a foreclosure.

We bought a foreclosure about 4 years ago... here's how it worked: We found a list of foreclosures, drove by a few. Decided which homes we wanted to bid on and then the homework started.

We had to figure out what our max bid would be. We know there is usually a lot of work that needs to be done on the home, so calculate that number into the max number you will bid. Make sure that number does not exceed what you can sell the home for. Of course this can be a big guessing game.

Foreclosure day arrived at the county court house. After several other homes, they start the bid on one of the houses on our list! After a lot of frustration and negotiating, we finally won the home we wanted. Paid a bit more for it, but felt sure we could turn a good profit on it.

Now the keys are in our hands. We drive to the property, open up the door and I almost passed out! It was a horrible mess. It took 4 large dumpsters (and several hired hands) to clean the house of just the junk. The vibes were so bad in the house that a few of the hired hands were warning me of it....I thought the bidding and trash was bad? Now the hard work starts. There was mold, lots of mold... wasn't expecting that. Then again I wasn’t expecting all the rats that were happily living in the house and attic. Blah.

Please keep in mind, this house could potentially sell for $500K; you wouldn't expect this kind of mess from a luxury home in a higher price range.

In addition to the above, this is a short list of what was in store for us:
We had to pull up and replace carpets
Repair dry wall
Paint the walls and the trim
Have the wood floors resurfaced
Install new light fixtures
Replace the faucets
Replace one of the garage doors
Purchase new appliances
Have the deck stained
The yard was a disaster... a very expensive disaster

Keep in mind, time is of the essence. The longer it’s on the market, the more money you lose. Make sure to add that into the mix.The money & time is flying out the window! Time that should be spent at work...making money, not spending it like there is no tomorrow. In the end it took us 5 months to get the house in order. Why? You have to depend on contractors...need I say more?

In the end, between buying, remodeling, the 5 months it sat empty and selling, we had spent over $400,000. We sold it for $490,000. It was a fare investment. Remember, I have been a realtor for over 14 years. I had attorneys checking tax records; I have access to the MLS and can find the value of the properties by what has sold in the subdivision, so I was way ahead of the game.

Let me give you some advice.... Find a realtor (like me) who has experience with foreclosures, then sit down with the Realtor and look through the FMLS for BANK OWNED properties. You will save a lot of time and aggravation. Instead of having to bid at the count steps and then doing all of the repairs, the bank has that done before it goes on the market. Not only that, they are price very competitively.Well, there it is. The good, bad and the ugly! There are deals to be made.... just be smart about the investment of time and money.

HOUSES STACK UP AS MARKET SOFTENS ALPHARETTA, GA

2007-09-25T12:18:00.000-04:00

Houses stack up as market softens
By JULIE B. HAIRSTON: Atlanta Journal-Constitution: 07/01/07

Lela Hinson put her Campbellton Road house on the market last fall just as the U.S. real estate market plunged into its deepest sales slump in years.

Working without an agent, Hinson only managed to draw a few lookers and no takers. Month after "stressful" month, her house languished on the market.

"I did get a few calls, but mostly people just wanting to look at the house and who were not prequalified," said Hinson, 28, a paralegal. "Nobody was really interested."

Throughout metro Atlanta, agents and brokers are reporting slowed sales and rising inventories of unsold houses, even as national reports indicate month after month of falling sales and prices now projected to last well into 2008.

Harvard's Joint Center for Housing Studies reports that the current national oversupply of unsold houses would take two years to sell off.

We work closely with sellers now to negotiate the tricky choices the soft market imposes.

"Are you willing to list your home slightly below the market value in order to make the sale?" she asks them. "Some sellers are not willing to do that and some are."

From May 2006 to May 2007, inventories of unsold houses in metro Atlanta soared in every county, climbing between 18 percent and 70 percent in just one year, depending on the area.

Cobb County seems to have struck the best balance in the softening market, holding its inventory to less than an eight-month supply, an increase of just over 21 percent from the year before.

Hardest hit were Rockdale County, where inventory increased more than 70 percent to more than one year's supply, and south Fulton, where a 53 percent increase pushed supply to almost 13 months.

The marketing director for a local RE company said Atlanta's market slowdown began last spring and "the bottom fell out at the end of the year."
"South Fulton," Carver said, "a few years ago was the talk of the town. Everybody was flocking there. Then, the months supply [of unsold homes] just rocketed up."

Soft-market strategies
After mulling her options, Hinson, whose home was in that tough south Fulton market, decided to call in an expert. She had met an agent this year when Wilson stopped by to look over the property.

When Hinson decided to hire the agent, the agent made a careful analysis of the property's value. Impressed with the 1-acre lot and attractive interior features, the agent actually advised Hinson to raise her asking price to $130,500 from $120,000 based on sales of comparable properties in her area.
Potential buyers sometimes suspect a hidden flaw or legal entanglements when a house is priced below its market value.

Two weeks later, Hinson and her agent had a firm offer. The property is set to close at a price of $129,500 on Tuesday — more than six months after she first began her efforts to sell.

"It's just taking longer to sell. Buyers have so much to choose from," she said. "A home might be out there 60, 90, even 120 days now."

Cancellations rise
Greg Duriez, division president for KB Home, the national builder that debuted the popular Martha Stewart line of homes last year, said the slowdown is showing up in more ways than one.

"Net sales are slower than they were last year, and not only are sales slower but [contract] cancellations are up," Duriez said. Hampton Oaks in south Fulton County was the second Martha Stewart community in the country. The company has since launched Windchase in Cherokee County, also a Martha Stewart community.

KB Home is reporting about 30 percent of its contracts for new homes in metro Atlanta are being canceled before closing. In 2004 and 2005, he said cancellation rates averaged in the 15 percent to 20 percent range.
In part, Duriez blamed tighter mortgage lending standards for the high cancellation rate as a growing rate of default on risky, subprime loans sweeps the nation. He said he expects the effect to fade as buyers become more accustomed to the new standards.
David Tufts, president of the Marketing Directors, a national marketing firm for new condominium developments, said the real estate slowdown has affected metro Atlanta sales, but he expects the area to be spared its worst effects.
"There really is a lull in the market, but it's not for any economic reason in Georgia," Tufts said. "Atlanta in particular is not a 'bubble market' and never has been."

Cities like San Diego and Miami are prototypical of the so-called bubble markets. In those cities, real estate prices experienced double-digit increases for several years running as speculators bought and sold property for quick profits. Such areas have been especially hard hit as investors withdraw and overbuilt, speculative projects sit unsold.

Atlanta, by contrast, has seen smaller but steady gains in the 3 percent to 5 percent per year range, and growth projections for the metro area continue to buoy developers' optimism that currently high inventory levels will be absorbed quickly in the recovery.

"Once the national market improves, [Atlanta] is really going to pop," said Metro Brokers' Carver. "We're going to see a huge pent-up demand."
Duriez shares Carver's perspective.

Metro Atlanta, which is gaining some 500 new residents every day according to the U.S. Bureau of Census, is expected to gain 1 million more people by 2030.
"It's still a healthy market," Duriez said.

Intown, luxury hold up
While average prices nationwide have recently experienced their steepest decline in 16 years, Atlanta's median home price continues to increase at about 5 percent a year, reaching $191,587 from $182,500 in 2005. Fayette County on metro Atlanta's Southside posted the highest median price for a new home at $370,187, while north metro's Forsyth County posted the highest median resale price at $252,000.

With empty nesters and traffic-weary suburbanites repopulating the city's core, prices and inventories in the city of Atlanta are faring better than many other areas, according to Carver.

And outside the Perimeter, Douglas County and north Fulton are faring well in the luxury house price categories starting around $1 million, Carver added.
"Right now, the high end in certain areas is holding up well," Carver said.
But metro Atlanta is unquestionably a buyer's market, with developers sweetening their incentive packages and sellers showing great flexibility in price negotiations.

"Don't be afraid to ask for things now," Carver said.
Having fared well as a seller, Hinson and her architect husband, Antonio, ended up in good position as buyers of a new College Park house, where the builder upgraded their new home's accessory package while they were waiting for the contract on the Campbellton Road house to close.

For information about Real Estate, Market Trends, Events and Happenings in and around Alpharetta, please call Traci at 678-575-6735 or send an e mail to
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Golf Courses in Georgia

2007-09-25T11:24:00.000-04:00

Atlanta area golf courses

The Atlanta area has some first-rate courses. Unfortunately, many of them are private.
• Augusta National. Enough said. One of the most revered golf courses in the world, and home to the Masters, probably the most revered golf tournament in the world.
Chairman Hootie Johnson and the boys may be old-fashioned when it comes to gender equality, but they try hard to keep up with changing times when it comes to golf. They made changes to six holes before this year's tournament, involving holes 1, 4, 7, 11, 15 and 17.
• Peachtree Golf Club. The bentgrass greens are the story here. They are fast, undulating and well-bunkered, and 10 of them are multi-tiered. A creek feeds several lakes on the course, bringing water into play on 14 of the holes. This is a classic
Robert Trent Jones Sr. work that opened in 1947. It's 7,043 yards long with a slope rating of 139 from the back tees. Caddies are a must if you want to walk the course.
• Reynolds Plantation in Greensboro is a golf community on Georgia's "Antebellum Trail," on the shores of Lake Oconee.
Three of the courses at Plantation made it into Golf Digest's top-20 ranked courses in Georgia: Great Waters (11th), Oconee ranked (16th) and National (19th).

Southeast, coastal Georgia golf courses
• Sea Island is actually on St. Simon's, a barrier island on the southeast coast that combines the primeval and the luxurious. It's like stepping back in time, but with a whirlpool and fancy fixtures.
• Davis Love III lives here, and the island has eight distinct neighborhoods tucked away discreetly around the island, off the main roads that take you around.
Most residents have available to them the 54-hole Sea Island Club as well as the superb and private Ocean Forest Golf Club, ranked third in the state by Golf Digest.
Sea Island Club has three courses, including the excellent Seaside course. Originally designed by Harry S. Colt and Charles Alison in 1929, Seaside was given a thorough modernization by Tom Fazio in 1999.
Seaside is advertised as an ocean-side links course, and certain sections of the course do indeed have a wild, windswept feel to them, as the course climbs naturally over grassy dunes with their backsides up to the ocean breezes.
• The Hampton Club Golf Resort is one of the best marsh courses from Florida north through Myrtle Beach and the Carolinas, in terms of the views.
That's because, at the Hampton Club, the views are from the marsh. Situated on the relatively isolated northernmost reaches of St. Simons, the Hampton Club pulses with the kind of raw beauty usually found on these islands of the southeastern coast, with ancient oaks framing the fairways. It's simply one terrific, camera-ready view after another.

North Georgia golf courses
From the plains to the highlands, you might think you're in Tennessee when you get this far north in Georgia, where the great Appalachian mountain range comes to its southern terminus, in the form of the Smokies.
• Currahee Golf Club in Toccoa is ranked in the state's top-20 by Golf Digest, Currahee is 90 minutes north of Atlanta, and is situated on more than 1,100 acres with views of Lake Hartwell, the Tugaloo River and the Blue Ridge Mountains from nearly every hole. You can also see North and South Carolina.
Click here for a Georgia golf vacation quote.
• Cateechee Golf Club in Hartwell is considered one of the better courses in north Georgia. It has lush, rolling hills with great views, and is Audubon certified, known for its wildlife. The course is named after a Choctaw Indian maiden.
• Highland Walk at Victoria Bryant in Royston. The course, part of the Victoria Bryant State Park, is easily the most difficult of the eight courses in the Georgia state park system.
• Lookout Mountain Golf Club is in Georgia, but overlooks the city of Chattanooga, Tennessee. It's a private course so you may need to belong to a club that has reciprocal privileges. Designed by Seth Raynor, the bentgrass greens have hidden breaks and undulations, and the fairways are open.
• Brasstown Valley Golf Club in Young Harris, Georgia. It's in the heart of the Blue Ridge Mountains, two hours north of Atlanta. Designed by Dennis Griffiths, the course winds through wildlife preserves, ponds and streams and its framed by the mountains.

South Georgia golf courses
• There isn't much in south Georgia once you get away from the coast, other than the excellent Kinderlou Forest in Valdosta. The dominant feature of Kinderlou Forest Golf Club is an old borrow pit that comes into play early on. The course is difficult, measuring 7,781 yards from the back tees, a handful even for the long-hitting pros. An excellent, Davis Love III design.
September 25, 2007

Any opinions expressed above are those of the writer and do not necessarily represent the views of the management. The information in this story was accurate at the time of publication. All contact information, directions and prices should be confirmed directly with the golf course or resort before making reservations and/or travel plans

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Business thrives on graying market

2007-09-25T09:44:00.000-04:00

Business thrives on graying market

Consultant who specializes in the needs of seniors says other states are trying to draw retirees away from Florida
By STEPHEN FRATER
stephen.frater@heraldtribune.com

SARASOTA -- Watch out, Sunshine State retirement community developers and operators. Georgia is gunning for your business, as are Tennessee, North Carolina and South Carolina, says an expert in senior living communities.

Developers in "all those states are serious in saying, 'We are tired of watching all the retirees drive through on their way to Florida,' and they are getting quite competitive with offerings for both active adults as well as those retirees that require a 'service-enriched' environment," said Tracy Lux, the Sarasota-based head of Trace Marketing and former head of Hyatt Corp.'s senior living communities division.

Lux said north Georgia is "the hottest market in the country" for seniors right now.

SELLING OR BUYING A HOME IN A DOWN MARKET - ALPHARETTA, GA

2007-09-20T08:57:00.000-04:00

Selling (or Buying) a home in todays Real Estate Market...
written by Traci Morreale Strub/Keller Williams North Atlanta - 14 years of experience cant be wrong!

I know the Real Estate Market look bleak right now. Sellers are thinking: "I will never be able to sell my home" and buyers are thinking: "I will never be able to get a loan in this market". In this case, it could be perception is your reality.

Despite the constant barrage of negative Real Estate news, keep your head up. Look at it in a more positive light. After 14 years experience in Real Estate, I have seen all the ups and downs of the market and still succeeded in helping my clients buy or sell without losing. I make it a win - win situation.

Here's some positive information: Mortgage applications are up! The thought that homes aren't selling is just not true. So take heart, you will be able to sell your home. You will need to understand that you have to price it right. You CAN NOT say "let put it on the market for XYZ and if we don't get a lot of interest, we can lower the price". This is the kiss of death.

Like most Realtors, I want to list your home! That's what I'm here for and that's how I get paid. BUT, I have had to turn down a listing or two because the sellers had unreal expectations. Make sure you find a Realtor who will tell it to you straight, lumps and all. Anyone can be a yes man and that is robbing you of precious time and money!

Lets move on to buyers. YES, you can get financed. Just because lenders have tightened there belts on loans doesn't mean you can get one! Like I mentioned earlier, Mortgage applications are up and the rates have been slashed. Now is the time to buy a home! Sellers are competing for your business. You no longer have to settle.

Regardless of all the negative information floating around, there is always a silver lining. In this case, seller can sell and buyers can buy. Don't let the reports frighten you from your dream of owning a home or upgrading to a bigger home.

I have to reiterate... find an experienced Realtor who will shot straight. Call or e mail me and I will tell you what your home is worth, how much we should list it for AND what improvements (if any) need to be made in order to make your home shine!
Don't listen to the Realtor who says "I've done this and I've done that", things are different in the market now, you need to hear "I will do this and I will do that". Find a Realtor who's been in the business longer than a few years. Most new Realtors have not had experience in a down market

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How to sell your home FAST - Alpharetta, Ga

2007-09-20T08:36:00.000-04:00

A friend of mine e mailed me this article. It still rings true today. Any Realtor can tell you what you want to hear, but a good realtor will do whats best for you!

Want to sell you home fast?: Do What No One Else Does

by M. Anthony Carr

If you're going to sell in this market there are really only a few -- but very important -- things you must do.

Fix up the place. I'm dealing with sellers these days who think that if they just make the house look better than how they've been living in it, then maybe that will draw the buyers. This approach is not working in today's market.
One of the ways to overcome this push-back is to simply visit some houses that are in the same market area and type of home that you own. How do they look compared to yours? On top of that -- how does your house look compared to the new construction in your price range? Make the house look, "Wow," in this market or you'll lose buyers right when they walk into the front door.

Price it below market. Don't mess around on this second point or you could lose more money as each month floats by without a sale. If the fish are biting at 20 feet, no expensive bait is going to bring those catfish up to 10 feet. The same is true about your house. If your competitors are selling at $30,000 or $50,000 less than yours, the hot tub, new kitchen and bath are obviously not attracting your "fish." Get with it, lower your bait, and sell now so you can take advantage of the lower prices when it comes time for your own purchase.

Market the deal as much as the house. If you will consider closing costs, don't just say you will, put a dollar mark on it. Offering $5,000, $10,000 or more right up front in your marketing will draw some of the cash-poor buyers to your doorstep.

Bonuses and higher commissions. Well, it's not just the buyers who are cash-poor these days -- some agents are looking for a little more income themselves. Offer more than your competitor's commission offer. If the competition is listed at 2.5 percent -- pop it up to 3; or go from 3 to 3.5 percent. Another strategy is to offer the same on commission, but throw in a bonus of $2,500, $5,000 or more, to the selling agent. In some offices agents must split the commission with their brokers, while bonuses pass through without any split involved at all.

Offer other non-real estate incentives to the buyer. Vacations, media centers, gift certificates for new appliances, pay for the moving company -- could be what the buyer wants when it comes to moving into their new home. Check with your loan officer to make sure you can put together a program that will allow such incentives or you can construct them outside of the sales contract in a separate agreement between the buyer and the seller.

In essence, make your house a one-of-a-kind deal that the buyer would be crazy to turn down.

Published: December 15, 2006

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The Log & Timber Home Show Atlanta, Ga

2007-09-16T21:28:00.001-04:00

The Log & Timber Home Show

Atlanta, GA

Sept 21st-23rd.

Location

Cobb Galleria Centre

Exhibit Halls C&D

Two Galleria Parkway

Atlanta, GA 30339

Friday, Jan. 19: 12AM-7PM

Saturday, Jan 20: 10AM-6PM

Sunday, Jan. 21: 10AM-4PM

The Expo features the leading log and timber homes builders and suppliers.

If you haven't found the perfect lot to build your dream Log & Timber Frame Home, you will want to check out these land developments.

The two developments being offered are located in the high elevation areas of Western North Carolina.

The Preserve at Eagle Crest, above Lake Glenville with long range views of the Balsam Mountains, and The Divide at Bald Rock in the Cashiers, NC area with long range mountain views of Chimney Top, Whiteside Mountain and the Panthertown National Forest.

We will have information on various areas in the mountains including maps and local magazines.

There will be special incentives and pricing. Lots range in size from 1 to over 4 acres and start in the 170's up to 600K.

If you plan on attending the show please email us. We have a limited number of passes for clients who visit our booth #518.

Hope to see you there!

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WILLS PARK EQUESTRIAN CENTER - ALPHARETTA, GA

2007-09-09T01:18:00.000-04:00

WILLS PARK EQUESTRIAN CENTER is located on 50 rolling acres of fields and woods. There are eight shed row type barns with covered aisle ways, nestled in amongst the trees with a total of 298 stalls. The covered ring is 150 by 350 feet housing its own show office, announcers booth, viewing room, rest rooms, raised bleacher seating and picnic area.

There are two uncovered rings with all weather footing, each measuring 125 by 225 feet. They share a show office and announcer's tower, which also offers a meeting room for civic clubs and other organizations. In addition to the three show rings there are two separate schooling rings. A concession stand with restrooms is centrally located and a bathhouse, complete with showers, is located in the stable area.

Wills Park Equestrian Center offers ample paved parking areas with camper hook-ups for thirty campers.Wills Park Equestrian Center hosts a wide variety of events throughout the year. The schedule consists mainly of local horse shows and dog agility trials.

Bull Riding, Rodeo, Symphony, and Arena Polo are some of the special events held during the year. The Equestrian Center is also the site of many corporate outings. In addition to scheduled events, local horse enthusiasts can purchase a Riding Pass. The pass gives the holders the chance to ride on the facility grounds during the year to practice or just enjoy the park. For Riding Pass information or scheduling of events, please call 678-297-6120.

For more information about the Alpharetta area or Real Estate, please contact Traci Morreale Strub at 678-575-6735 or by e mail huntforhouses@yahoo.com
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Foreclosure Basics - Alpharetta, Ga

2007-09-06T23:48:00.000-04:00

Foreclosures, Short Sales and REOs

On the face of it, foreclosures, short sales and REOs look like the same thing: someone can't pay their mortgage and is losing the property to the lender. They are attractive for investors looking to pick up a property for less than market value, and may well represent the next "it" thing in real estate investing.

However, it's not quite as easy as it seems. If you walk into the investor market wanting to "do foreclosures," without understanding the entire process, you could wind up in trouble. For example, while all short sales are foreclosures, not all foreclosures are short sales, and while REOs are not short sales, some short sales can wind up as REOs.

Let's start at the beginning, then, with three basic definitions:

1. What is a Foreclosure?
When a property is in foreclosure, the owner has stopped making payments, and the lender has given the borrower a written Notice of Default that the payments must be brought up to date or the property will be sold off. The notice is a public document (which is why so many websites offer foreclosure lists). It normally takes about two missed payments for a lender to issue a Notice of Default, but not always.

If the owner doesn't respond to the Notice of Default or make the payments needed to reinstate the mortgage, the lender can apply to the courts to take back the title the property so it can then be auctioned off or otherwise disposed of. This doesn't happen right away, though. Each state has a different time period during which the former owners can still rescue the property.

Foreclosure auctions are usually public -- in fact in Reno, NV, foreclosure auctions are still done on the front steps of the Courthouse once a week.

2. What is a Short Sale?
A short sale happens once a home is in foreclosure, but before the property goes to public auction. Short sales are attractive to investors, because lenders often agree to take less than what is owed on the property. The idea here is that you are saving the lender time and money by stopping the legal foreclosure process and taking the property off the lender's hands.

But there are pitfalls to short sales. For example, if multiple mortgages are involved an investor must strike a deal with all lenders. That may leave little, if any, profit margin, depending on how heavily the property is mortgaged. And, even if a lender does agree to an offer up front, they can still change their mind. A real estate agent I spoke with recently told me that in her area, one lender was refusing to close on short sales at the last minute -- wasting time and money for everyone involved.

3. What are REOs (or Real Estate Owned)?
If no-one bids high enough to meet the lender's price at auction, the foreclosure completes and title transfers to the lender. Real Estate Owned means the property is owned by the lender.

Some investors see REO homes as the best way to buy property because there are no emotions involved: it's strictly business between the investor, their agent, the lender, and its agent. And because most lenders aren't landlords (nor do they want to be), investors can often get a very reduced price.

But not always. Sometimes there are hidden fees, like unpaid taxes, penalties, etc., to contend with. Other times lenders aren't willing to negotiate the price down from market, or close to market. This is especially true in areas where home values have fallen further than lenders want to acknowledge.

As with any other kind of investing, education and experience will be crucial. Where foreclosure investing is involved, you may be wise to keep them in that order.

Thanks goes out to Diane Kennedy who wrote this informative article. Thanks Diane!

Traci Morreale Strub
678-575-6735
huntforhouses@yahoo.com
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ALPHARETTA - APPRAISALS?

2007-07-30T20:16:00.000-04:00

What is an Appraisal?
Bonnie Rose

What is an Appraisal? An appraisal is an independent, unbiased opinion of value that often serves as a cornerstone in a transaction. Professional appraisers value property with independence and objectivity.

It may surprise you to learn that anyone can call themselves an appraiser. There is no licensing for personal property appraisers at this point in time, so if you need an appraisal, it is your responsibility to determine if the appraiser is qualified.

There are two types of property: real property and personal property. Real property includes real estate, land, buildings. Tangible personal property includes moveable items, such as furniture, antiques, collectibles, pots and pans. This article deals strictly with appraisers of personal property.

What’s “it” worth” That all depends. Is the purpose of knowing the value for insurance -coverage or claim? Liquidation, sale, or resale? Equitable division of property - divorce or distribution of an estate? IRS obligation - probate and estate tax, or charitable contribution ? The “value” of an item may differ depending on the “function” of the appraisal and the “market” used to determine the value.

A knowledgeable appraiser should be able to explain these differences to you.
Values change over time, so updated appraisals are essential. Tax issues, estate planning, legal settlements and insurance contracts often require a current, formal appraisal. And, a current appraisal is essential for adequate insurance coverage or negotiations.

Whenever there’s a question about the value of your personal property, there’s also a risk involved. Examples of risk might be:

o Selling too low
o Paying too much
o Being under or over insured
o Not getting your fair share in a division of property
o The risk of incurring tax penalties or being audited when claiming a deduction for charitable contribution or when calculating estate taxes.

Ask the appraisers you are considering hiring if they specialize in the types of items you want appraised. Just as you wouldn’t visit a podiatrist for a heart problem, don’t engage a coin appraiser to value an 18th century chair. If you have a large number of various household goods, you might seek a generalist appraiser who will contact experts in certain fields, should the need arise.

Check the qualifications of the appraisers by asking if they have had any formal education in appraisal theory, principles, procedures, and ethics. Training is not yet required of any appraiser, but those who have taken classes and have passed the tests show that they are interested in their profession and in seeking competence.

Confirm that the cost of the appraisal will be based on an hourly rate, a flat rate, or a per item rate, plus expenses, where appropriate. It is not ethical for appraisers to charge based on a percentage of value or on contingency.
Make sure that you receive a typed or computer printed (not handwritten) and signed report that the appraiser will defend in court, if necessary. The report should include any limiting or qualifying conditions; the appraiser’s qualifications; a statement that the appraiser has no financial interest in the property; a complete and accurate description of the property; the methodology used; the market analysis and markets selected; and a defined value.
Inquire about the appraiser’s membership in any appraisal organizations.

Active participation shows involvement with the profession, peer recognition, access to updated information, and requirement to adhere to a code of ethics.
To be assured that your appraisal report conforms to today’s generally accepted appraisal standard, retain an appraiser who is accredited or certified. There is a difference!

ALPHARETTA, GA - FIVE KEY FACTORS TO SELLING A HOME

2007-07-23T22:26:00.000-04:00

There are more than 5 key factors that influence the sale of your home and the order is not as important as considering all of them when you are selling and pricing a home.
You have all heard the most important factor in selling a home is location, location, location, but there are four others to consider.

Price

Home Condition

Market Conditions

The Realtor

1. LOCATION - The location of a home cannot be changed. The better the location such as a quiet cul-de-sac, backing on to a greenbelt, or a view are more generally considered more desirable. Alternatively, a busy street, nearby power lines, proximity to a commercial or retail business or even too close to a school are often considered less desirable. It is important that you recognize the location and price and market your home accordingly.

2. PRICE - Pricing your home correctly is critical to the sale. The homeowner wants to sell their house for as much money as possible, but if your asking price is too high your house will only help sell other houses in your area. There are at least three negative outcomes you can expect from overpricing a property:

a. The time your home sits on the market will increase, making buyers think you are more likely to accept a lower offer than the home’s fair market value.
b. You will be missing out on buyers who should be looking at your house, but because it is out their price range they will miss it. This often happens when you price outside of a range such as choosing $ 765,000 instead of $ 749,000.
c. You receive low offers or no offers at all. A higher asking price does not always equal a higher sales price. The more you overprice a property, the more likely you are to eventually sell it at a price lower than it is worth.

So how should you price a home? Price your house to attract appropriate buyers for your neighborhood and location. The more buyers that come to see your home, the more they will compete for your house, which will drive your sales price up. Competition will result in receiving offers over and above your asking price. Don’t let a Realtor buy your listing by agreeing to sell it for more than it’s worth as it will only be a matter of time before they are back suggesting a price reduction.

3. CONDITION - Buyers will pay more for a home that is clean, has great curb appeal and is in good condition. Few people can see past the purple paint and worn carpet and even fewer can get past the clutter. Most people find it hard to visualize what your home will look like as theirs so if you are not taking the necessary steps to stage your home to appeal to the widest number of buyers you will simply have to have more buyers come through until one can see them selves living in your home. 4. The MARKET - The real estate market is always in one of three types of markets.

A. Seller’s market where there is low inventory and more buyers which, in turn, drives selling prices up.
B. Normal stable market where there is an equal number of buyers in proportion to the number of homes for sale. The result is home prices remain stable.
C. Buyer’s market where there are more homes for sale than buyers who want to buy. This causes home prices to decline.

Knowing the market conditions will help you price your home effectively and know what to expect.

5. The Realtor You Choose- Depending on where you live there are more Realtors than there are lawyers so sifting through them to find the right one can take time. I think it is fair to say any Realtor you contact will eagerly tell you they are the right Realtor to list your house for sale . But there is more to marketing a home than simply putting it on the MLS and if don’t interview a number of Realtors before choosing one you are definitely limiting the exposure of your home.

If you have any questions related to Buying or Selling a home please contact me Traci Morreale-Strub at 678-575-6735 or e mail me huntforhouses@yahoo.com Feel free t0 visit my business web site at www.gahomestore.com

Fun Alpharetta Facts - North Atlanta - Alpharetta, Ga

2007-07-18T23:06:00.000-04:00

Alpharetta Facts

Fact 1: In 1932, Alpharetta was the county seat of Milton County and was a bustling center of local politics and culture. Following the Depression, the town was annexed into Fulton County, which is home to Atlanta. Until the late 20th century, Alpharetta remained a vibrant farming and cotton growing community but the rapid growth of Atlanta brought swift development and population growth northward.

Fact 2: Alpharetta's original town charter gave the city the right to tax local businesses no more than $25 a year.

Fact 3: Alpharetta derives its name from the Greek terms "alpha," which mean first, and "retta," which means town, as it was originally the county seat for Milton County.

Fact 4: The Mansell House and Gardens is a treat for history buffs. Built in 1912 by Robert and Maude Mansell, the historic Queen Anne style residence now houses the Alpharetta Historical Society.

Fact 5: Although Alpharetta's courthouse was burned during the Civil War, many of the town's records were saved. Dr. O.P. Skeleton confiscated the documents and fled to Jackson County, later asking the town of Alpharetta for $30 in return.

Fact 6: Alpharetta's historic town square draws visitors with its charming assortment of restaurants and shops.

Fact 7: Wills Park features a 50-acre equestrian center with 298 stalls. The center hosts frequent horse shows and special events including bull riding, rodeos and symphony performances.
Fact 8: Many leading technology companies such as IBM, Lucent, Verizon, Sun Microsystems, AT&T and Alltell have offices in Alpharetta.

Fact 9: Big Creek Greenway provides a peaceful retreat from the bustle of the highways. The six-mile path runs alongside the creek through serene wooded areas.

Fact 10: Annual events help foster Alpharetta's community spirit. Each year, residents look forward to Main Street Markets, a spring-fall weekend gift market; Old Soldier's Day Parade, a favorite August festivity; and the Mayor's Challenge, a fall foot race.

ALPHARETTA, GA - HOW MUCH IS YOUR HOME WORTH?

2007-07-01T12:14:00.000-04:00

It's easy!!! To get your FREE, NO OBLIGATION information, just click HERE. You will be asked a few questions and then you will receive an e mail with the information you requested. Yes, its that easy! And the best part, no pushy sales pitch, no phone calls and no spam. Try to today.

New Home Community in Milton! - North Atlanta, Ga.

2007-06-29T17:17:00.000-04:00

CITY OF MILTON NEW HOME COMMUNITY OF UNIQUE HOMES AND ESTATE HOMESITES

Every small community is a part of larger one. ASHLEY HALL is a small community located on the outskirts of the NEW city of MILTON, GEORGIA, but with Cherokee County taxes.

HOMESITES ARE 2 +/- BEAUTIFULLY WOODED ACRES.

Once you select your homesite at Ashley Hall, you may bring your own builder or use one of our CUSTOM BUILDERS. Only 13 opportunities available!

Our Vision respects restrictive growth policies; therefore, we are building a unique neighborhood with spacious 2 acre ESTATE HOMESITES.

Residents at ASHLEY HALL will enjoy the balance between tree-lined neighborhood streets and luxurious homes. The wooded acreage wraps throughout the community and creates a buffer of natural beauty.

Located on the “OUTSKIRTS” of the quaint city of Milton, you’ll discover a neighborhood recreated and remembered.
Posted by Access Milton

For more information on this community or others like it, please e mail us at huntforhouses@yahoo.com or call 678-575-6735

ALPHARETTA TO BUSY FOR YOU? Try the City of Milton!!!

2007-06-29T17:03:00.000-04:00

EVERYTHING OLD IS NEW AGAIN - NORTH ATLANTA, GA

Milton County was created in 1857 from parts of Cobb, Cherokee, Dekalb, Gwinnett, and Forsyth Counties. This area was named after Georgia's first secretary of state, John Milton. The county seat was Alpharetta. The depression created hard times for Milton's citizens and it's infrastructure was suffering. When Fulton County offered to pave Milton's roads and improve their schools, the offer was too good to pass up. Old Milton County became no more.

In the July of 2006, voters went to the polls and voted to incorporate and become the new City of Milton.

Have you ever wondered who used to own the land your home sits on today? Curious about the old silos? What was the original name of this area? Did Indians live here? If the History of Milton is important to you, then why not join The Milton, Georgia Historical Preservation Committee today? These wonderful volunteers are focused on protected our past to educate our future. If you have some history that you'd like to share, just send me an email northatlantainsider@yahoo.com

History of Alpharetta - North Atlanta, Ga

2007-06-29T12:05:00.001-04:00

Alpharetta and Milton County can trace their history to the time of the resettlement of the Cherokee Indian Nation in the 1830’s. First, drawn by the promise of free Indian lands, a few somewhat itinerant setters moved into the area. These first pioneers were soon followed by permanent farmers and merchants who were the fortunate winners of the land lotteries of the early 1830’s.

The first permanent landmark in the area was the New Prospect Campground, often referred to as the "Methodist Camp Ground". This campground was located next to a natural spring just north of the present "downtown" section of Alpharetta. A "Camp Meeting" in that era was the social and cultural highlight of the year for the families living on isolated farms with few travel options.

1858 was the year Alpharetta can date as its birth as a town. On December 11 of that year, Alpharetta was legally chartered. Prior to July of that year, the town was known as the "Town of Milton". The original town charter provided that the City could pass a tax on every grocery store, retailing liquor store, hallway and billiard table of not more than $25.00 per year. Another provision of that charter was the right to levy a tax of $25.00 on every show that may be exhibited within the City. The first report of the City Trustees showed a balance of $1,302. 00 for fiscal year 1859.

A courthouse and jail were soon constructed, and with building costs being what they were, the final bill for the completed facility was $2,400.00. This building served as a landmark for the city limits because, according to the charter, the limits were to extend in a one-half mile radius from the Courthouse. By the time of the Civil War, Alpharetta had grown to a fair sized town with three hotels, several mercantile shops, numerous churches and a school. The farms around the area were for the most part small family farms and the majority of the farmers were not slave owners.

In 1863, an epidemic of smallpox spread through town. In one instance, 16 cases of the disease were recorded in two families alone. Guards were hired to keep people from leaving their quarantine and thereby spreading the sickness further.

Many of these early records are incomplete because as the left flank of the Union Army passed through Milton County, the original Courthouse was burned. In fairness, it was never established whether it was burned by the Union Troops or by retreating Confederate soldiers. In any case, one enterprising citizen, a Dr. O. P. Skeleton salvaged many of the court documents and carried them to a hiding place in Jackson County and promptly billed the City $30.00 for "services rendered". Later, the City paid O.P.’s friend, John Webb, $60.00 to bring them back.

As the Civil War drew to a close, Alpharetta, along with the rest of the South, suffered a period of economic hardship. These "hard times" tended to draw folks together and a sense of community identity began to grow. But, as hard as these times were, Milton County faired better than many areas. Since the area was populated primarily by small farms and merchants, the collapse of the "Plantation" economy had nowhere near the impact as in other communities.
In the next decades, growth in Milton County was steady, but never spectacular. The area was hampered by the lack of a railroad, around which most growth in those times was centered. The nearest railroad dead-ended at the river in Roswell. It is ironic that in those times a railroad was so important, but today the absence of a noisy and dangerous railroad track is considered desirable for community development.

When the depression of the early 1930’s devastated the nation’s economy, Milton County found itself near bankruptcy. In order to save the area from disaster, it was decided that a merger of Milton County with Fulton County would be to everyone’s advantage. It was because of this merger that the first roads began to be paved. Until that time, the only paved roads in the area were State Highway 19 (now Highway 9) and 120 (now Old Milton Parkway).

Today, Alpharetta is one of the fastest growing communities in the South. Its environment is considered ideal for raising families and living a quality lifestyle free from the problems found in so many similar sized cities.
Visitors to Alpharetta can learn more about its history by a trip to the Welcome Center.
Based upon original research by Anne Rogers Ferguson

Awesome Alpharetta Welcome Center Hosted by the Alpharetta Convention and Visitors Bureau
20 North Main Street Alpharetta GA 30004 Phone: 678-297-0102 Out of State toll free 1-800-294-0923

Any questions or comments about Alpharetta? Just let me know!

northatlantainsider@yahoo.com

Find A Professional Realtor - Alpharetta, Ga.

2007-06-29T11:53:00.000-04:00

A Realtors knowledge of the market counts when you are searching for the best North Atlanta Realtor!

We have the knowledge, marketing expertise and experience to make your home buying experience an enjoyable one! Let us help you save time and money. You will see why our customers are so happy!

Contact us now for free information. We won’t put you on some annoying e mail list or call you constantly. We are here to assist you when YOU need us! You can’t get that from most other agents!

Feel free to take a minute to check out some of the listings here in the Alpharetta & The North Atlanta suburbs.

For more information on how we can successfully sell your home, please call Traci at 678-575-6735 or send me an e mail huntforhouses@yahoo.com

Click Here to do a home search: HOME SEARCH

Proven Experience - Proven Results!!

Statistics for Alpharetta, - Alpharetta, Ga

2007-06-29T11:38:00.002-04:00

POPULATION :
Since 1980 the City’s population has increased from around 3,000 residents to over 35,000. Alpharetta’s population in 2000 accounted for approximately 18% of the total population of north Fulton County. By April of 2005, the City of Alpharetta’s estimated population had swelled to 37,870. As of July 31st the estimated population for the City of Alpharetta is 53,919 residents. Alpharetta has added an estimated 5,679 residents through annexation since January 1st of this year.

HOUSING :
From 1980 to April of 2005 the total number of housing units increased by more than 1,000%, growing from 1,116 to 15,096. More than 67% or 10,203 of Alpharetta’s total households are single-family residential units. An estimated 4,893 multi-family households can be found in the city. Forecasts indicate that by the year 2010 approximately 17,286 homes will be located within the City, a number that will swell to slightly more than 21,500 by the year 2025.

HOUSE VALUE:
The median house value in Alpharetta in 1990 was $119,800, approximately 30% higher than the Atlanta Region’s median of $92,300, with 62.3% of Alpharetta’s housing valued at $100,000 or more. According to the 2000 Census, the median house value had increased to $226,300. As of June 2006, the median sale price of a home in Alpharetta climbed to $299,119.

FAMILY:
According to the 2000 US Census approximately 54% of the City's households consist of married couples, with nearly half of that number having related children living at home.

AGE:
Approximately 34% of Alpharetta's population is under the age of 25, while slightly less than 6% was age 65 or older. The median age is 33 years.

DENSITY:
The City of Alpharetta’s density increased from 1.08 persons per acre in 1990 to 2.69 in April 2005.

INCOME:
According to the 2000 Census, the average household income in Alpharetta is $71,209, up from $50,559 in 1990.

EMPLOYMENT:
By January 2005 an estimated 101,536 workers were employed by businesses within the City of Alpharetta, a figure that is forecast to swell to 109,937 by the year 2010 and to more than 130,000 by the year 2025. Over 77% of Alpharetta residents are employed in professional, managerial, technical, sales and administrative positions.

EDUCATION:
Approximately 63.29% of Alpharetta residents have earned a college degree; with approximately 13% holding graduate degrees. Over 92% of Alpharetta residents age 25 and older have at least a high school diploma. Public schools serving the City of Alpharetta are among the best in the nation. With approximately 89% of area high school graduates taking the SAT, as compared to 48% nationally, the average SAT score for our schools is 1092, which exceeds the national average of 1026.

Source: The US Census Bureau - 2000 Census, Atlanta Regional Commission, and the City of Alpharetta Department of Community Development
The best Realtor in Alpharetta! Traci Morreale Strub - 678-575-6735 or e mail me at huntforhouses@yahoo.com

Fulton County Schools & Links - Alpharetta, Ga

2007-06-28T20:23:00.000-04:00

Here is a complete list of all Elementary, Middle and High School in Fulton County, Georgia. Each has a link and phone number.
If I have missed something or you would like to add any information, please email me at huntforhouses@yahoo.com

ABBOTTS HILL ELEMENTARY
5575 ABBOTTS BRIDGE ROAD, DULUTH, GA 30097
(770) 667-2860
ALPHARETTA ELEMENTARY
192 MAYFIELD STREET, ALPHARETTA, GA 30004
(770) 740-7015
ALPHARETTA HIGH
3595 WEBB BRIDGE ROAD, ALPHARETTA, GA 30005
(770) 521-7640
AMANA ACADEMY
285 SOUTH MAIN STREET, ALPHARETTA, GA 30004
(678) 624-0989
AUTREY MILL MIDDLE
4110 OLD ALABAMA ROAD, ALPHARETTA, GA 30022
(770) 521-7622
BANNEKER, BENJAMIN HIGH
5935 FELDWOOD ROAD, COLLEGE PARK, GA 30349
(770) 969-3410
BARNWELL ELEMENTARY
9425 BARNWELL ROAD, ALPHARETTA, GA 30022
(770) 552-4960
BEAR CREEK MIDDLE
7415 HERNDON ROAD, FAIRBURN, GA 30213
(770) 969-6080
BETHUNE, MARY MCLEOD ELEMENTARY
5925 OLD CARRIAGE DRIVE, COLLEGE PARK, GA 30349
(770) 991-7940
BROOKVIEW ELEMENTARY
3250 HAMMARSKJOLD DRIVE, EAST POINT, GA 30344
(404) 669-8020
CAMP CREEK MIDDLE
4345 WELCOME ALL ROAD, COLLEGE PARK, GA 30349
(404) 669-8030
CAMPBELL ELEMENTARY
91 ELDER STREET, FAIRBURN, GA 30213
(770) 969-3430
CENTENNIAL HIGH
9310 SCOTT ROAD, ROSWELL, GA 30076
(770) 650-4230
CHATTAHOOCHEE HIGH
5230 TAYLOR ROAD, ALPHARETTA, GA 30022
(770) 521-7600
COGBURN WOODS ELEMENTARY
13080 COGBURN RD, ALPHARETTA, GA 30004
(770) 667-2845
COLLEGE PARK ELEMENTARY
2075 PRINCETON AVENUE, COLLEGE PARK, GA 30337
(404) 669-8040
CONLEY HILLS ELEMENTARY
2580 DELOWE DRIVE, EAST POINT, GA 30344
(404) 669-8170
CONNECTED ACADEMY
86 SCHOOL DRIVE, ALPHARETTA, GA 30004
(770) 667-2921
CRABAPPLE CROSSING ELEMENTARY
12775 BIRMINGHAM HWY, ALPHARETTA, GA 30004
(770) 740-7055
CRABAPPLE MIDDLE
10700 CRABAPPLE ROAD, ROSWELL, GA 30075
(770) 552-4520

Name
Address
Phone Number
CREEK VIEW ELEMENTARY
3995 WEBB BRIDGE ROAD, ALPHARETTA, GA 30005
(770) 667-2932
CREEKSIDE HIGH
7405 HERNDON ROAD, FAIRBURN, GA 30213
(770) 306-4300
CROSSROADS SECOND CHANCE NORTH ALTERNATIVE
791 MIMOSA BLVD, ROSWELL, GA 30075
(770) 552-6333
CROSSROADS SECOND CHANCE SOUTH ALTERNATIVE
1312 KNOTTS AVENUE, EAST POINT, GA 30344
(404) 753-1024
DOLVIN ELEMENTARY
10495 JONES BRIDGE ROAD, ALPHARETTA, GA 30022
(770) 740-7020
DUNWOODY SPRINGS CHARTER
8100 ROBERTS DRIVE, SANDY SPRINGS, GA 30350
(770) 673-4060
ELKINS POINTE MIDDLE
11290 ELKINS ROAD, ROSWELL, GA 30076
(770) 667-2892
FINDLEY OAKS ELEMENTARY
5880 FINDLEY CHASE DRIVE, DULUTH, GA 30097
(770) 497-3800
FULTON SCIENCE ACADEMY (CHRTR)
1675 HEMBREE ROAD, ALPHARETTA, GA 30004
(770) 753-4141
GULLATT, C.H. ELEMENTARY
6110 DODSON DRIVE, UNION CITY, GA 30291
(770) 969-3425
HAPEVILLE ELEMENTARY
3440 NORTH FULTON AVE, HAPEVILLE, GA 30354
(404) 669-8220
HAPEVILLE MIDDLE (CHARTER)
3535 SOUTH FULTON AVENUE, HAPEVILLE, GA 30354
(404) 767-7730
HAYNES BRIDGE MIDDLE
10665 HAYNES BRIDGE ROAD, ALPHARETTA, GA 30022
(770) 740-7030
HEARDS FERRY ELEMENTARY
1050 HEARDS FERRY ROAD, SANDY SPRINGS, GA 30328
(770) 933-6190
HEMBREE SPRINGS ELEMENTARY
815 HEMBREE ROAD, ROSWELL, GA 30076
(770) 667-2902
HERITAGE ELEMENTARY
2600 JOLLY DRIVE, COLLEGE PARK, GA 30349
(404) 669-8144
HIGH POINT ELEMENTARY
520 GREENLAND ROAD, N.E., ATLANTA, GA 30342
(404) 843-7716
HILLSIDE ELEMENTARY
9250 SCOTT ROAD, ROSWELL, GA 30076
(770) 552-6362
HOLCOMB BRIDGE MIDDLE
2700 HOLCOMB BRIDGE ROAD, ALPHARETTA, GA 30022
(770) 594-5280
HOLMES, HAMILTON E ELEMENTARY
2301 CONNALLY DRIVE, EAST POINT, GA 30344
(404) 767-3092
Name
Address
Phone Number
HOPEWELL MIDDLE
13060 COGBURN RD, ALPHARETTA, GA 30004
(678) 297-3240
INDEPENDENCE HIGH
86 SCHOOL DRIVE, ALPHARETTA, GA 30004
(770) 521-7611
JACKSON, ESTHER S. ELEMENTARY
1400 MARTIN ROAD, ROSWELL, GA 30076
(770) 594-5290
KIPP SOUTH FULTON ACAD (CHTR)
1286 E WASHINGTON AVE, EAST POINT, GA 30344
(678) 278-0160
LAKE WINDWARD ELEMENTARY
11770 E FOX COURT, ALPHARETTA, GA 30005
(770) 740-7050
LEE, SEABORN ELEMENTARY
4600 SCARBROUGH ROAD, COLLEGE PARK, GA 30349
(404) 669-8025
LEWIS, S.L. ELEMENTARY
6201 CONNELL ROAD, COLLEGE PARK, GA 30349
(770) 969-3450
LIBERTY POINT ELEMENTARY
9000 HIGH POINT ROAD, UNION CITY, GA 30291
(770) 306-3510
MANNING OAKS ELEMENTARY
405 CUMMING STREET, ALPHARETTA, GA 30004
(770) 667-2912
McCLARIN HIGH
3605 MAIN STREET, COLLEGE PARK, GA 30337
(404) 669-8080
McNAIR, RONALD E. MIDDLE
2800 BURDETTE ROAD, COLLEGE PARK, GA 30349
(770) 991-4160
MEDLOCK BRIDGE ELEMENTARY
10215 MEDLOCK BRIDGE PKWY, ALPHARETTA, GA 30022
(770) 623-2980
MILTON HIGH
13025 BIRMINGHAM HWY, ALPHARETTA, GA 30004
(770) 740-7000
MIMOSA ELEMENTARY
1550 WARSAW ROAD, ROSWELL, GA 30076
(770) 552-4540
MOUNT OLIVE ELEMENTARY
3353 MOUNT OLIVE ROAD, EAST POINT, GA 30344
(404) 669-8050
MOUNTAIN PARK ELEMENTARY
11895 MOUNTAIN PARK ROAD, ROSWELL, GA 30075
(770) 552-4530
NEW PROSPECT ELEMENTARY
3055 KIMBALL BRIDGE ROAD, ALPHARETTA, GA 30022
(770) 667-2800
NOLAN, LOVE T. ELEMENTARY
2725 CREEL ROAD, COLLEGE PARK, GA 30349
(770) 991-7950
NORTH SPRINGS HIGH
7447 ROSWELL ROAD, SANDY SPRINGS, GA 30328
(770) 551-2490
NORTHVIEW HIGH
10625 PARSONS ROAD, DULUTH, GA 30097
(770) 497-3828
Name
Address
Phone Number
NORTHWESTERN MIDDLE
12805 BIRMINGHAM HIGHWAY, ALPHARETTA, GA 30004
(770) 667-2870
NORTHWOOD ELEMENTARY
10200 WOOTEN ROAD, ROSWELL, GA 30076
(770) 552-6390
OAK KNOLL ELEMENTARY
2626 HOGAN ROAD, EAST POINT, GA 30344
(404) 669-8060
OAKLEY ELEMENTARY
7220 OAKLEY TERRACE, UNION CITY, GA 30291
(770) 774-4050
OCEE ELEMENTARY
4375 KIMBALL BRIDGE ROAD, ALPHARETTA, GA 30022
(770) 667-2960
PALMETTO ELEMENTARY
505 CARLTON ROAD, PALMETTO, GA 30268
(770) 463-6100
PARKLANE ELEMENTARY
2809 BLOUNT STREET, EAST POINT, GA 30344
(404) 669-8070
RANDOLPH, A. PHILIP ELEMENTARY
5320 CAMPBELLTON ROAD, S.W., ATLANTA, GA 30331
(404) 346-6520
RENAISSANCE ELEMENTARY
7250 HALL ROAD, FAIRBURN, GA 30213
(770) 306-4320
RENAISSANCE MIDDLE
7155 HALL ROAD, FAIRBURN, GA 30213
(770) 306-4330
RIDGEVIEW MIDDLE
5340 TRIMBLE ROAD, N.E., ATLANTA, GA 30342
(404) 843-7710
RIVER EVES ELEMENTARY
9000 EVES ROAD, ROSWELL, GA 30076
(770) 552-4550
RIVER TRAIL MIDDLE
10795 ROGERS CIRCLE,, DULUTH, GA 30097
(770) 497-3860
RIVERWOOD HIGH
5900 HEARDS DRIVE, N.W., SANDY SPRINGS, GA 30328
(404) 847-1980
ROSWELL HIGH
11595 KING ROAD, ROSWELL, GA 30075
(770) 552-4500
ROSWELL NORTH ELEMENTARY
10525 WOODSTOCK ROAD, ROSWELL, GA 30075
(770) 552-6320
SANDTOWN MIDDLE
5400 CAMPBELLTON RD, ATLANTA, GA 30331
(404) 346-6500
SANDY SPRINGS MIDDLE
8750 Colonel Drive NE, SANDY SPRINGS, GA 30350
(770) 552-4970
SHAKERAG ELEMENTARY
10885 ROGERS CIRCLE, DULUTH, GA 30097
(770) 497-3880
SPALDING DRIVE CHARTER ELEM
130 W SPALDING DRIVE, SANDY SPRINGS, GA 30328
(770) 551-5880
STATE BRIDGE CROSSING ELEMENTARY
5530 STATE BRIDGE ROAD, ALPHARETTA, GA 30022
(770) 497-3850
STONEWALL TELL ELEMENTARY
3310 STONEWALL TELL, COLLEGE PARK, GA 30349
(770) 306-3500
SUMMIT HILL ELEMENTARY
13855 PROVIDENCE ROAD, ALPHARETTA, GA 30004
(770) 667-2830
SWEET APPLE ELEMENTARY
12025 ETRIS ROAD, ROSWELL, GA 30075
(770) 643-3310
TAYLOR ROAD MIDDLE
5150 TAYLOR ROAD, ALPHARETTA, GA 30022
(770) 740-7090
TEACH CHARTER HIGH
4100 OLD MILTON PARKWAY, SUITE 100, ALPHARETTA, GA 30005
(770) 475-3223
TRI-CITIES HIGH
2575 HARRIS STREET, EAST POINT, GA 30344
(404) 669-8200
TUBMAN, HARRIET ELEMENTARY
2861 LAKESHORE DRIVE, COLLEGE PARK, GA 30337
(404) 669-8115
VICTORY CHARTER
1312 KNOTTS AVE, EAST POINT, GA 30344
(404) 753-7045
WEBB BRIDGE MIDDLE
4455 WEBB BRIDGE ROAD, ALPHARETTA, GA 30005
(770) 667-2940
WEST, EVOLINE C. ELEMENTARY
7040 RIVERTOWN ROAD, FAIRBURN, GA 30213
(770) 969-3460
WEST, PAUL D. MIDDLE
2376 HEADLAND DRIVE, EAST POINT, GA 30344
(404) 669-8130
WESTLAKE HIGH
2370 UNION ROAD, S.W., ATLANTA, GA 30331
(404) 346-6400
WILSON CREEK ELEMENTARY
6115 WILSON RD, DULUTH, GA 30097
(770) 497-3811
WOODLAND ELEMENTARY
1130 SPALDING DRIVE, N.E., SANDY SPRINGS, GA 30350
(770) 551-5890
WOODLAND MIDDLE
2745 STONE ROAD, EAST POINT, GA 30344
(404) 305-2182

Fulton County School Schedule

2007-06-27T20:19:00.000-04:00

Fulton County Schedule for 2007-08 Calendar

First Semester

Aug. 6-10
Preplanning

Aug. 13
First Day of School

Sept. 3
Labor Day Holiday

Sept. 19
Early Release Day* (students dismissed early)

Oct. 12
Teacher Workday (students off)

Oct. 24
Early Release Day (students dismissed early)

Nov. 21-23
Thanksgiving Holidays

Nov. 28
Early Release Day (students dismissed early)

Dec. 19
End of First Semester

Dec. 20-Jan. 3
Winter Holidays

Jan. 4
Teacher Workday (students off)

Second Semester

Jan. 7
First Day of Second Semester

Jan. 21
Martin Luther King Jr. Holiday

Feb. 18
President’s Day Holiday (schools closed)

Feb. 27
Early Release Day (students dismissed early)

March 14
Teacher Workday (students off)

March 26
Early Release Day (students dismissed early)

April 7-11
Spring Break

May 23
Last Day of School

May 26
Memorial Day Holiday

May 27-28
Postplanning

*On Early Release Days, students attend for half a day. The remaining portion of the
day is used for professional development, which allows staff to participate in schoolwide training. This calendar feature is used by many local and national school systems.

Where to watch the 4th of July Fireworks - North Atlanta, Ga

2007-06-27T15:28:00.001-04:00

4th of July Celebration at Wills Park!

Celebrate Independence Day with family and friends at Wills Park. Bring your blanket or yard chairs and picnic basket and relax under the stars. Activities include free children's game, concert by the Alpharetta City Band and other musicians. Watch a beautiful fireworks display at dusk. Children's activities and musical entertainment will be held from 5:00 pm to 8:00 pm on the Event Lawn behind Alpharetta Community Center. Food vendors will be located throughout the park selling food items. The spectacular fireworks show begins at dusk

2008 - BIG Year for North Atlanta, Ga

2007-06-27T14:08:00.000-04:00

Alpharetta, Ga has its eyes on a big prize:
2008

2008 will not only be the sesquicentennial for Alpharetta but it will also be the year that three major new developments are planned to be completed.
These three developments will shape the next chapter in Alpharetta’s history and further establish Alpharetta as a destination city in North Atlanta / North Fulton County.

The three new developments are Prospect Park, Encore Park and the Alpharetta City Center.

Prospect Park
Prospect Park is a $1Billion development in the northwest corner of the GA-400 and Old Milton Parkway intersection. The developer, Thomas Enterprises, had broken ground and dirt work is underway. Planned for the site are 750,000 sq ft of high-end retail, a “life style center” a.k.a. spa, and designer boutiques. The total retail will be about half of what NorthPoint Mall currently has.
Also included will be The Stanbury, a 140 room Georgian Revival style six-star hotel, the only one in the country. There will be 80 additional condos, starting at $1.5 million and there could be a second, less high-brow hotel.
The whole mixed use complex will have two towers, one 10 stories and the other 6 stories.

Encore Park
The second development is Encore Park, which is the amphitheater planned as the northern home of the Atlanta Symphony Orchestra. It is being planned by Cousins Development and will seat 12,000 people, twice what Chastain currently seats and may potentially have skyboxes.

There is also a Multi-Use Facility in the plans for smaller concerts, gallery showings and stag productions. This project is still in planning, though; and the public private partnership has not been solidified to start work.

Alpharetta City Center
The trifecta will be a new Alpharetta government complex. The existing City Hall will be razed and the entire block in the middle Alpharetta will be redeveloped with an acre-sized plaza and 53,000 sq ft of office space to consolidate all city offices.

Included in the development will also be 60,000 sq ft of street-level retail, not as high-end as Prospect Park, and 150 residential condos priced in the $200’s and $300’s. Two parking structures will round out the project.

Currently, the City is waiting for resolution of issues surrounding the Tax Allocation District before work can start, but that is expected to be resolved favorably in the very near term.

All three projects are expected (hoped??) to be completed by sometime in 2008. Parts of Westside Parkway will be completed as part of Prospect Park and will be completed in 2007. When everything is finished, many of the amenities that you now travel to Atlanta, Cobb County or Duluth will now be available within your zip code, making Alpharetta a destination not only for work, but also for recreation, relaxation and shopping.

by: Local Affairs, Alpharetta, Ga

Have any questions about development in the North Atlanta, Ga & Alpharetta/Fulton Area?

Just email me at northatlantainsider@yahoo.com or call me at 678-575-6735

Housing Bubble? Alpharetta,Ga

2007-06-27T13:56:00.002-04:00

I know that you’re out there: people who understand the difference between the median and the average; people who live outside two standard deviations of the national understanding of statistics; people who know that statistics lie.
But trends don’t - or at least it is harder to trick you with trends. Trends are statistics put in context of each other: strength in numbers.

Last week I attended a forum sponsored by the Atlanta Home Builders Association on The State of the Atlanta Housing Economy. I went because I love the numbers, I love the analysis and I wanted to see if what the “experts” saw in the numbers jibed with what I saw in my experience. I was the only realtor there: Strange, I thought everyone would be interested in polishing up their bell curves.

The analogy used at the forum to characterize the North Atlanta, Ga. housing market was that we have been running at about 90 miles and hour for the last few years. Now we have slowed down to about sixty, but we are still moving ahead at a “normal” pace. This is a mere tap on the breaks on GA-400.

The numbers show that North Atlanta has not experienced a housing bubble like other cities and therefore has not experience a bubble burst either. Homes in North Atlanta have appreciated at about 3-5% over the past few years; annual appreciation in the US as a whole has been 8-14%.
In 2006, the annual appreciation in the US has gone from 13.3% down to 5.9%. In Georgia, it has gone from 6.4% to 5.6%. That is a big difference. No bubble here.

The bit of a slowdown that we have felt here can be partially explained by the poor housing market in Atlanta’s feeder markets. North Atlanta Ga attracts a lot of relocation from Florida, New York/New Jersey, Northern Virginia, California and the Midwest. People would like to move to North Atlanta, Ga but they haven’t been able to sell their homes in those other states - and I’ve definitely seen this effect in my own business.

Home Builders (after all, this was a home builder forum) have reacted to the market by slowing their housing starts. There were 12% fewer housing starts in Q1 2007 in North Atlanta Ga than in Q1 2006 and closings were down 8% as well.

It might look like there is new construction going up everywhere, but to the trained eye, there is clearly a slowdown, particularly in the higher price ranges where it has become very competitive and inventory is much higher than in other price ranges. Some higher end projects have definitely be put on the slow track. But experience has been that many builders in the high end market are willing to deal and we have worked out some good concessions for our buyers.

However, in the $400-$500 projects are full steam ahead and the resale market is also healthy. If the home is at all in decent condition it will sell relatively quickly, sometimes too quickly. Last week we went to make offers on three houses in the Northview High School district in the $300k price range and they were all sold before we could present an offer.

The situation in North Atlanta or Fulton (Alpharetta, Roswell, Milton and Johns Creek) is that land is now so expensive that any new construction is $500+ and that is forcing people to search in Cherokee County and South Forsyth for homes they can afford.

In the end, though, North Atlanta and Alpharetta’s housing market is secure. Property continues to appreciate at a slow but steady pace driven by Atlanta’s lumbering economy. Job growth and job prospects are both positive and consumer confidence remains remarkably strong.

Of course, Atlanta is a BIG city and conditions vary from zip code to zip code. In North Fulton there is an overabundance of expensive property and in the last month or so, this is reflected in the sales numbers. In 2007, May sales were less than half what they were a year ago. The hypothesis (and many struggling builders will readily agree) is that the high end homes aren’t selling quickly.

However, in the sweet spot ($400-$500k) houses are selling. If you have a house in that spot that isn’t then you need to ask yourself if you really have it priced correctly or if there is something about the condition of the property that is preventing its sale — because it isn’t the market!
P0sted in Local Market Conditions

It's a buyers market! - North Atlanta, Alpharetta, Ga.

2007-06-27T13:27:00.000-04:00

Are first time home buyers fearing the worst? - North Atlanta, Ga.

The past few years home buyers were coming out of the wood work looking to purchase. Mostly first time home buyers. What has really changed? Interest rates are now the lowest they've been all year, there is inventory galore, sellers are eager................. So what is stopping people from buying?

Fear. Fear that things may get even better? My opinion is that things are pretty darn good now. Waiting may or may not be a good option for people. They say it's either a buyer's market or a seller's market, not both.

Here are Four Great Reasons To Buy:

If you've ever thought about buying a home in North Atlanta (Alpharetta), Ga, but decided that it was too big a financial gamble, think again. It's possible you haven't considered the risk of not buying a home. For the majority of working people, home ownership is the single most reliable way to achieve financial security.

Since the 90's, overall housing prices have remained stable, though in some areas of the country they have fallen by as much as 25 to 30 percent, and mortgage interest rates have dropped dramatically. But, like many people, you may continue to think of home ownership as something beyond your reach. Here's why that thinking could be a big mistake.

1. You may wait a long time to see rates this good again.
Suzanne recently saw a house selling for $125,000. She has $20,000 in savings to use as a down payment; $105,000 30 year mortgage at 6% would cost her $629.50 a month, and she may have another $160 a month in real estate taxes and insurance, for a total of $789.50.Suzanne is hesitating: $ 789.50 feels like a stretch for her now, since she is paying only $650 for her rental. But if she waits, and prices and mortgage rates rebound to the levels of five years ago, the exact same home might cost her $150,000, and she could be paying an 8 percent interest rate. The bottom line: she would be stuck with mortgage and tax/insurance payments of $1113.90- almost twice her current rent for exactly the same home.

2. Renting deprives you of big tax breaks.
Home ownership is one of the last remaining tax shelters. In the example above, Suzanne would be able to deduct about $9,000 in mortgage interest and real estate taxes on her annual tax return. She earns $30,000 a year, which puts her in the combined 31% federal and state tax bracket. Therefore, her tax savings could come to about $2,900 a year or almost an additional $250 in take - home pay each month. If she rents, she'll get no tax breaks whatsoever.

3. You need to start small to trade up.
You may feel that there will be plenty of time to get into the housing market when you feel financially secure. The problem is, you'll probably need the profit you'll make by selling your "starter" house to be able to afford the one that you'll want in the future. In the last 6 years, the median price of a single-family home rose an average of nearly 8% a year, according to the National Association of Realtors.

4. Your future is going to be expensive.
Financial experts generally suggest that to retire, you'll need to build up enough in savings and investments to generate yearly income of 70 % of your pre-retirement income. That's a tall order- and a reason to start amassing some serious capital soon.

Most importantly, a good Realtor who knows North Atlanta can show you properties in your price range making your search almost effortless. Realtors who are "Buyer's Agents" get compensation buy the selling agent, therefore it cost the buyer nothing for having representation.

If you are a thinking of purchasing a home and would like to be referred to an agent in your area you can go to http://www.gahomestore.com/ You will be asked for some basic information regarding your home search preferences. A qualified agent will then be assigned to work with you to determine what your options are.

http://www.gahomestore.com/
northatlantainsider@yahoo.com
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7 Reasons to use a Real Estate Agent - North Atlanta, Ga

2007-06-27T11:52:00.000-04:00

7 Reasons to use a Real Estate Agent

Below is a list of 7 benefits of using an agent.

1. Understand potential restrictions of the property.
I recently heard a story from a friend at the city development office in North Atlanta, Georgia. A couple had saved up for their retirement. They wanted to retire and live out in the hill country. They went to the foreclosure auctions. At the auction they purchased a lot for 500,000. It had great views and they were going to build their dream house on it. They had researched the lot before the auction and found it was zoned SFR which means a single family residence can be built on it. After purchasing the lot they started plans to build their retirement house. At this time they discovered the lot was in the 25 year floodplain. The agents at the city development office explained that the lot could not be built on and was basically worthless.

2. Know about new developments that might affect a properties value.
A good realtor will know of proposed new developments that might affect different properties in which a buyer is interested. Whether these developments are positive or negative can be valuable information when weighing different housing options.

3. Find potential problems with a property.
It is always a good idea to have a home inspector look at a potential house. However, a North Atlanta, Ga. Realtor is a good first line of defense to see if a house has inherent problems. A North Atlanta, Ga. Realtor that can know about common problems, such as foundation or electrical, that affect a particular neighborhood.

4. Understand contracts specifics.
Whenever you buy or sell a house you are entering into a large personal transaction. It helps to have someone on your side that deals with these types of transactions on a daily basis. A Realtor can help you understand contracts and can explain what is typical for your area. The most common pitfall into which I see unrepresented buyers fall is to become involved in an atypical contract that is not to their benefit. For instance a seller will sign an offer that has an option period that is 4 times longer than what is typical. A buyer might put in offers on multiple properties with long option periods. The buyer will wait and see if the market appreciates. If the market has appreciated the buyer buys the house at now and undervalued price. If the market has gone down the buyer walks away.

5. Misperception of a benefit of going it alone.
Buyers frequently think that by not using a buyers agent they will get a better deal from the seller. In most situation the listing agent asks for 6 percent from the seller. If a buyer comes with an agent the listing agent splits the 6 percent with the buyers agent. If an unrepresented buyer comes the listing agent keeps the whole 6 percent. On the selling side, For Sale By Owners (FSBO) often think they are saving alot of money by avoiding a listing agent. Nationally, FSBO homes sell for 14 percent less than agent listed homes in the same neighborhoods. In addition alot of FSBO's still end up having a buyers agents involved. There is also money spent on advertising. Since an agent has experience marketing homes the agent often can spend money more effectively on advertising. North Atlanta, Ga. Agents often know which advertising sources produce the most potential buyers.

6. Save time when looking for listings.
Looking for listings without an agent can take up large chunks of time. When looking with a North Atlanta, Ga. agent you can see several homes in a few hours. When going it alone you have to call the listing agent for each North Atlanta, Ga house and wait at the house for the agent to arrive and open up the house. In addition agents often know houses which are not listed or may have already identified potential problems with a particular house of interest.

7. Insure Security.
When a home is listed with a agent, agents coming to the house have to usually log in. This allows the listing agent to keep a record of every party coming into the house. Since their business is on the line, agents are more likely to protect the house from damage or theft. For a variety of reasons, it is generally not a good idea to have random people you do not know come into your house. Often sellers simply have a phone number, but that phone could be their house, a friend's house, a pay phone, or even a stolen phone. Searching for a home can be stressful and difficult but it can also be fun. Whether you choose to look for a home on your own or with a Alpharetta, Ga Realtor its a good idea to be a extremely careful when you seek out your dream home.

To see why I am a great agent, visit my Real Estate home page at http://www.gahomestore.com/ or call me at 678-575-6735

Head for the Hills-Cashiers/Highlands North Carolina

2007-06-27T11:34:00.000-04:00

A change in climate with a change of pace -- the same thing that draws many people to Southwest Florida -- is proving to be an irresistible lure for some working Neapolitans, who find themselves heading for the high hills of Georgia and North Carolina.

In the jargon of the development real estate business, they are called half-backs or boomerangs, because many of them originally came to Florida from the north. Now they are landing about halfway back to their birthplaces, seeking getaways well above sea level.

"We moved down here from the north and find ourselves halfway," says Michael Vranek, vice president of sales at Lely Resort for Stock Development, who has a getaway place he visits nearly every other weekend in Blairsville, Ga., just south of the North Carolina border. "There are four seasons up there, but none of them are so harsh. It's so delightful in the summer. The golf courses are open 12 months of the year. There is some snow or ice, but it's gone in a few hours or a day. And there's unbelievable, true beauty. My wife's family is in Baltimore and Cleveland, and everyone can meet there. We had 13 people for Thanksgiving there last year.

"June Mueller, former president of the Naples Area Board of Realtors in 1999, is semi-retired and selling real estate to Neapolitans in Cashiers, N.C. "It's the same issue that drove the baby boomers to Florida looking for a simple, safe place," she says. "They like that kind of lifestyle. It's so similar to Naples. I could see it blossoming in the same way as Naples.

"Neapolitans are helping fuel North Carolina's boom. Mueller says about 25 percent of the members of the Country Club of Sapphire Valley near Cashiers are from Naples. "When I built my house three to five years ago, it was $140 a square foot to build," Mueller says. "Now it's between $200 and $450.

This is an article that was published Nov 2006 in the Naples Ilustrated Magazine.

For more information regarding Real Estate, and Lots for sale, contact me at northatlantainsider@yahoo.com or call me at 678-575-6735

North Carolina - Number One State for Relocation

2007-06-27T11:24:00.000-04:00

Every year, United Van Lines generates a press release about their annual migration study. Its a fun read, but hardly scientific. The report measures inbound and outbound relocation in each state. In other words, how many of their clients are moving into or out of a particular state.

A strong mobility pattern continued in 2006 as many Americans packed up their belongings and headed to the West and Southeast parts of the country, while the Central Northeast region of the country experienced an increase in residents departing. The statistics are among the findings of United Van Line’s 30th annual “migration” study that tracks where its customers, over the last 12 months, moved from and the most popular destinations.

United classifies each state in one of three categories -- “high inbound” (55% or more of moves going into a state); “high outbound” (55% or more of moves coming out of a state); or “balanced.” Although the majority of states were in the “balanced” category last year, several showed more substantial population shifts.

MOVING IN

Known for hospitality and gracious style, the Southeast states welcomed many new residents in 2006, with North Carolina coming in as the top destination (64.0% inbound). South Carolina (60.6%) continued its 13-year inbound tradition, while Alabama (57.5%) experienced its fourth year as a high-inbound location. Although Tennessee saw less people move in this year (55.8% in 2006; 58.0% in 2005), it still captured a spot on the high-inbound list.

Outbound leaders

The midwest is struggling with weakening economic conditions from serious problems with the auto industry.Michigan leads the pack with 66% outbound traffic.New York is second with 59.5% outbound traffic. Upstate New York is still struggling economically and largely missed the housing boom like the New York City region did.

For more information regarding Relocating to North Carolina, Real Estate, and Lots for sale: e mail me at northatlantainsider@yahoo.com or call 678-575-6735

Vacation Property Sales Increase! North Atlanta, Ga

2007-06-27T02:20:00.000-04:00

Vacation Property Sales Increase

According to the National Association of Realtors, more than one million people bought vacation homes in 2006. Industry experts say the NAR data is good news for those considering purchasing a vacation home.

"Their data basically [reported] that vacation-home sales rose in 2006 based on a 4.7 percent increase [over the previous year]," says Christine Karpinski author of How to Rent Vacation Properties by Owner, 2nd Edition: The Complete Guide to Buy, Manage, Furnish, Rent, Maintain and Advertise Your Vacation Rental Investment (Kinney Pollack Press, 2007, ISBN: 0-9748249-9-2, $26.00) and Director of Owner Community for HomeAway.com.

Despite those results, is now really a good time to buy a vacation property?

"There's a lot of talk about what the real estate market is doing and that this is the third worst time in the real estate market as far as things dropping but we haven't seen a significant drop in the vacation market. As a matter of fact, in a lot of markets it's still going up. Now that doesn't mean that all of them are; some [vacation markets] have gone down a little bit or are normalizing,"

Vacation home sales and investment home sales together accounted for 36 percent of all existing and new residential transactions. Karpinski says, the survey results signal a "definite green light to anyone thinking of buying a vacation property."

Karpinski says it's important for consumers to understand that there are different segments of the real estate market.

"The general public tends to view the real estate market as a whole," says Karpinski. But she says that not all real estate markets perform the same. The residential market is different from the investment, commercial or vacation properties.

"They really are two separate and distinct markets. So don't let the doom-and-gloom sayers discourage you, and don't let a sluggish real estate market in your area do so, either. You're on a whole different playing field," adds Karpinski.
There's more good news for vacation-home shoppers according to Karpinski. She says that investment home sales are down by nearly 30 percent since 2005.

Fewer speculators in a market means less muddying of the water and perhaps less driving up of sales prices. "If you're buying a second home for your personal use, you don't want to compete with speculators. You want to take your time and make a thoughtful purchase you can feel good about," says Karpinski.

If now is a good time to jump into the vacation home sales market, do you have to be wealthy to buy? Karpinski says not at all.

"Even if you can't comfortably afford two mortgages, it's not difficult at all to offset the cost of your vacation home," says Karpinski.

She adds that you can rent it out part-time and enjoy it at other times and "As I point out in my books, if you rent out your home only seventeen weeks out of the year, you can still break even."

An important consideration before buying your vacation home is to make sure that you have the ability to rent it out, even if you think you aren't likely to do this at the time you're buying the property.

"Having that safety net to be able to rent out your home is very important even if you're sort of dead set against anybody renting your home now. The reason is that there are a lot of homeowners associations and municipalities that don't allow short-term rentals," says Karpinski.

So buying in an area that doesn't allow short-term renting will not provide you with a safety net and Karpinski says it could hurt your resale value.

"Vacation homes that can be rented typically hold their value better because you've got that money to help off-set [the cost] and your pool of buyers then opens up," explains Karpinski.

As with any real estate purchase, the best assurance for a good investment is acquiring an education about the area you're buying in, researching restrictions, and hiring qualified industry experts to guide you through the process.
by Realty Times

Market Conditions in North Atlanta, Ga

2007-06-27T02:05:00.000-04:00

Whats happening in Alpharetta's Housing Market?

Last week, the National Association of Home Builders reported that an index of the housing market's health fell in June for the fourth straight month, to a 16-year low.
Another sign that the buyers market continues is the latest news from the National Association or Realtors. On Monday, the National Association of Realtors said sales of existing homes, which represent about 85 percent of the housing market, fell in May to the lowest level in four years, and the median home price dropped for a record 10th consecutive month.

Also, according to an article at Boston.com, another potential problem is mortgage rates, which have been rising in recent weeks, although they still remain below their historical averages. According to "Freddie Mac, the average rate for 30-year mortgages was 6.26 percent in May, up from 6.18 percent in April.

In May 2007 there were 459 new listings on the restidential market. 205 were pending. 101 sold.Average listing price $425,932. Average selling price was $396,939.

Average DOM (Days on Market) 54.In May 2006 there were 450 new listings on the restidential market. 236 were pending. 248 were sold.

Average listing price $452,155. Average selling price was $396,354.Average
DOM (Days on Market) 41.

If you plan on selling your home, now more than ever is the time to hire a Realtor with a proven track record. We know the trends, what new home buyers are looking for and how to market your home. To find out how much your home is worth, call me today at 678-575-6735 or e mail me at northatlantainsider@yahoo.com

10 Ways To Make Your Home More Salable - North Atlanta, Ga.

2007-06-27T01:50:00.000-04:00

HOW TO SELL YOUR NORTH ATLANTA HOME:

There's little doubt that the real estate marketplace is now in transition. Sale volume has begun to weaken and in many markets the days of quick sales and multiple offers are going or gone.

"The cooling from overheated sales conditions in recent months is helping to bring inventory levels up to the point where buyers have more choices than they've seen in the last five years," As the market readjusts, price appreciation should return to more normal rates of growth this year."

Translation: Homes are not selling as quickly as before -- that's good news for buyers. Sharp increases in value are moderating -- that's also good for buyers. Values are not falling -- that's great news for sellers.

Meanwhile, the National Association of Home Builders says that permits for new construction for February fell by 3 percent when compared with a year earlier.

Neither the existing nor new home unit declines should trouble anyone. These changes follow record year after record year, a pace that's not sustainable. The good news is that the changes are modest rather than manic. The catch is that a softer marketplace means sellers will have to fight harder to get top prices and quick sales. Here are 10 ways to get more out of your local marketplace.

Go for the junk -- and get rid of it. A house with less stuff looks bigger and roomier. If what you want to throw out can have value to others, see if you can help by donating goods to local charities.
Price within reason. Trying to sell a home for $700,000 when like homes go for $525,000 is a non-starter. The days of "testing" the market with huge price increases is finished in many areas. Overprice and you won't be competitive.
Use the best agent you can find. Experience, connections and reputation can be a real edge when marketing a property.
Require your agent to have a marketing plan that makes sense for you and your property. The technique that sells one property may not be appropriate for another, so find the approach that's right for you.
If the home doesn't sell within a reasonable time period, think about changing the deal rather than lowering the price. In other words, rather than cutting the price from $500,000 to $480,000, instead keep the $500,000 price and offer a 2 percent "seller contribution" to help a buyer pay for closing costs. This approach is cheaper ($10,000 in closing cost help rather than a $20,000 price reduction) plus it gets to the real need of many buyers, closing assistance.
Have a home equity line of credit in place -- even if you don't expect to sell for several years. This way you can have funds available if you want to buy a replacement home while the current property is being sold. Just be aware of the risk -- if your current home does not sell in a reasonable period you could face lots of mortgage payments.
Make sure everything works -- and nothing leaks. Expect buyers to ask for a home inspection and be prepared to make reasonable repairs if requested. Remember that it may be better to upgrade an electrical service box than to look for a new buyer.
Find out what buyers thought after a showing or open house. Don't take negative comments personally. Look for ideas that can help you make a better impression with the next prospect.
Beware of buyers who want you to take back financing. At a time when loans with little or nothing down are available from every lender, don't go into the banking business and take back a loan when there is less risk to you with an outright sale.
Don't get upset with small inconveniences. If a prospect wants to see a home with little notice or at an odd hour, don't worry about it. It's better to show the property than to have a home which is both undisturbed and unsold.

by Peter G. Miller

Need more home selling tips? Call me at 678-575-6735 or e mail me at northatlantainsider@yahoo.com

Remodeling your Bath. Enjoy It Before You Sell It - North Atlanta, Ga & Alpharetta, Ga

2007-06-27T01:37:00.000-04:00

The Bath: Enjoy It Before You Sell It

Friends of mine decided to sell their townhouse a while back and immediately knew what they had to do to demand top dollar, if not, multiple contracts: get the house in shape. A couple of weeks, two contractors and $10,000-plus later, they had new carpet; new kitchen appliances with white flooring; new paint throughout (including the demolition of a mirrored wall); power-washed/stained deck; and a few plumbing issues taken care of.

Once all the work was done, they sat back in their newly revamped dwelling and sighed: "Why didn't we do this sooner?" The investment was quite small when you consider the benefit, but many homeowners wait till it's time to sell the house before they replace all the items of their home that have been bugging them for years.

Giving your home a facelift could be more affordable than you think. This was especially brought to mind during a visit to one of my favorite restaurants. Visiting the restroom, I was appalled at the condition: old plywood; an old mirror losing its reflective backing; mildewed caulking; and a stench very unbecoming this particular establishment.

A bathroom is probably one of the easiest and most affordable rooms to give a face lift and provide a "wow" factor for buyers coming into your home. I'm not even talking about a complete remodeling, just a face lift that can change the room's look and shift your personal feelings about the room.

Think about it -- when you walk into a 20- to 30-year-old home, would you be more excited about one with the original vanity, sink, faucet, shower door, mirrors and lighting? Or would you have a wow factor when seeing fresh paint, upgraded hardware, a modern vanity, and a dual showerhead found in most fine hotels? In addition, how would you like to create that wow factor for less than $1,000? It can be done.

Looking over a few large home improvement web sites will give you a grasp of how attainable this face lift can be. What you want to spend on the bath is up to you. You can upgrade your showerhead for as little as $6 for a low-grade plastic energy saver model or as high as $3,750 for a multiple head shower tower. We'll keep our budget a little in the middle for a run of the mill bathroom, that WarmlyYours.com says is about 100 square feet.

Sinks: ($150 - $400) This can be as bland or fancy as you want.
Vanity: ($150 - $900) For every bland sink, there's a vanity to match.
Faucet Hardware: ($30 - $100+) There are hundreds of models from which to choose -- from chrome to polished brass.
Lights: ($50 - $100+) Again lots of choices.
Towel racks, etc.: ($50 - $100+)
Paint/Caulking: ($50 - $100+)
Flooring: ($45 - $100+)

Obviously, you can push the budget up a lot higher than what's quoted above, however, I'm talking about a budget-conscious face lift, complete with a wow-factor, not gutting the bathroom for a complete remodel.

Your facelift can be as low as a few hundred dollars or a couple thousand bucks. But here are a few fix-its that are really (really) cheap, require a very minimal investment and just some good old-fashioned elbow grease:

Deep cleaning: maybe all this room needs is just a good cleaning. Think sanitizing. Really get down to the nitty-gritty and cut the grease in all the crevices.
Kill the mildew with a commercial spray. White caulk gleaming from underneath mildew can make all the difference.
Remove old caulk and recaulk the complete bath.
Regrout floor and shower tiles.

Before you invest a lot of money to make the next owner happy with your home -- work on a redo so that you enjoy it yourself.

by M. Anthony Carr

Need more tips to brighten up your home? E mail me at NorthAtlantaInsider@yahoo.com

How to Invest in Real Estate--Without Investing in Real Estate - North Atlanta, Ga.

2007-06-27T01:24:00.000-04:00

How to Invest in Real Estate -- Without Investing in Real Estate

Using your pension to invest is hot. The problem is, like most other popular investing trends, there are pitfalls for the inexperienced.

Take UDFI (unrelated debt-financed income) and UDFI Tax, for example. Not everyone has enough cash in their plan to buy a property or business outright. Not everyone wants to sink all of their pension money into a single project, either. UDFI happens when your pension fund borrows money to make up the difference.

For example, say you wanted to purchase a bakery using money from your Roth IRA, but only had half of the purchase price in your pension account. If your Roth IRA borrowed the other 50 percent, then only 50 percent of the profit flowing back into your IRA would be tax-free. The other half would be considered UDFI and taxed at ordinary tax rates. If you sold the bakery the same apportionment factor would be applied to any gain. The government doesn't think you should get to earn tax-free income when you use someone else's money.

So does the possibility of paying UDFI Tax mean you should avoid leverage in your pension plan? Or, a better question: is it possible to avoid UDFI and still get the maximum results with leverage?

Yes! Here are four possible ways to avoid or minimize the UDFI impact:

Match your projects to your pension. If your investment is long-term and you're taking advantage of all of the expenses that you can for real estate, you’ll be showing very little, if any, taxable gain during the time you’re holding the property. When you get around to selling that piece of real estate the UDFI Tax issue will be small. On the other hand, if you're thinking about investing pension money in a cash-rich, expense-poor business, you may want to reconsider using your pension. Or, find another investment partner or partners to take up the slack so you can all buy the business together outright and avoid UDFI entirely.
Time your asset sales. UDFI Tax doesn't come up until you sell an asset and it's only calculated on the income earned by that asset in the previous year. So, by positioning yourself to pay the asset off entirely one year before selling it, there won't be any UDFI -- or UDFI Tax.
Use a better kind of pension plan. Here's a powerful tax tip: 401(k) plans (including the new Solo Roth 401(k) plan) are exempt from UDFI and UDFT. Most traditional 401(k) plans can't do this, because they aren't truly self-directed. In other words, you get to choose your investments -- but only from a list provided to you by your pension administrator or custodian. A true self-directed 401(k) can invest in just about anything.
Find a UDFI-friendly investment. It's hard to argue with the success and powerful results of real estate investing. How many other investments can you think of that have paid off so dramatically over the past few years? But, if you don't know much about real estate investing, are you sure you want to learn using your nest egg?

That's why I'm excited about the idea of using pension money to invest in REITs, or Real Estate Investment Trusts. A REIT is a meeting of qualified minds with investor money. It's like an investment partnership in the sense that you pay into it and experienced leaders invest your funds. But unlike a partnership there are no cash-calls in a REIT. You only risk what you invest.

Shares in a REIT are usually tradable in the same way you would any other type of corporate stock - something you can't always do in an LLC or partnership situation -- or at least not easily.

Best of all, there's no UDFI Tax, no matter what kind of pension fund you might use to invest in a REIT.

The secret, of course, is finding a good REIT to invest in. You need to check out the credentials of the people running it very carefully. If they don't have a good track record, you may want to pass, no matter how good the deal looks on paper. Make sure you also look at how the REIT pays out. Some go for immediate cash flow; others for long-term capital gain. Which fits your pension needs best?

Have a question?

Call me at 678-575-6735 or e mail me at NorthAtlantaInsider@yahoo.com

It's a BUYERS MARKET! - North Atlanta, Georgia

2007-06-27T01:08:00.000-04:00

Are first time home buyers fearing the worst?

The past few years home buyers were coming out of the wood work looking to purchase. Mostly first time home buyers. What has really changed? Interest rates are now the lowest they've been all year, there is inventory galore, sellers are eager................. So what is stopping people from buying?

Fear. Fear that things may get even better? My opinion is that things are pretty darn good now. Waiting may or may not be a good option for people. Once everyone figures out that now is the time to buy everything will change once again.They say it's either a buyer's market or a seller's market, not both.

Here are Four Great Reasons To Buy:

If you've ever thought about buying a home, but decided that it was too big a financial gamble, think again. It's possible you haven't considered the risk of not buying a home. For the majority of working people, home ownership is the single most reliable way to achieve financial security.

Since the 90's, overall housing prices have remained stable and mortgage interest rates have dropped dramatically. But, like many people, you may continue to think of home ownership as something beyond your reach. Here's why that thinking could be a big mistake.

1. You may wait a long time to see rates this good again.
2. Renting deprives you of big tax breaks. Home ownership is one of the last remaining tax shelters. In the example above, Suzanne would be able to deduct about $9,000 in mortgage interest and real estate taxes on her annual tax return. She earns $30,000 a year, which puts her in the combined 31% federal and state tax bracket. Therefore, her tax savings could come to about $2,900 a year or almost an additional $250 in take - home pay each month. If she rents, she'll get no tax breaks whatsoever.

3. You need to start small to trade up. You may feel that there will be plenty of time to get into the housing market when you feel financially secure. The problem is, you'll probably need the profit you'll make by selling your "starter" house to be able to afford the one that you'll want in the future. In the last 6 years, the median price of a single-family home rose an average of nearly 8% a year, according to the National Association of Realtors.

4. Your future is going to be expensive. Financial experts generally suggest that to retire, you'll need to build up enough in savings and investments to generate yearly income of 70 % of your pre-retirement income. That's a tall order- and a reason to start amassing some serious capital soon.

Most importantly, a good Realtor can show you properties in your price range making your search almost effortless. Realtors who are "Buyer's Agents" get compensation buy the selling agent, therefore it cost the buyer nothing for having representation.

If you are a thinking of purchasing a home and would like to be referred to an agent in your area you can go to http://www.gahomestore.com/ You will be asked for some basic information regarding your home search preferences. A qualified agent will then be assigned to work with you to determine what your options are.

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Tips for First Time Home Buyers. North Atlanta, Ga.

2007-06-27T00:59:00.000-04:00

Tips for First Time Home Buyers, North Atlanta and Alpharetta Real Estate

Purchasing your first home is a big step, that comes with some very serious decisions. Many homebuyers are intimidated by the process, and continue renting much longer than they should, or need to. However, if you break the homebuying process down into these simple steps, and follow these important tips, you will find the process less intimidating, and much more manageable.

1) Before You Begin, Ask Yourself One Question

Will you live in your next home for at least 3 years? If the answer is "Yes," you should probably purchase, rather than continue renting. With average appreciation, you'll break even on your closing costs after 2 years, and start making money at year three.

2) You Don't Need a Down Payment!

It always surprises me how many people want to purchase a home, but don't because they believe that a hefty down payment is required. Zero down programs are very common, and are quickly becoming the norm, rather than the exception to the rule. Because your new home is collateral for the loan, there are many banks that will jump at the chance to loan you 100% of its value.

3) Get Pre-Qualified

Pre-qualification is a very important step, and the step that first time home buyers dread the most. Qualifying to buy a home is pretty easy and requires relatively little work for you. Pre-qualification is what gives you buying power and allows you to make an offer on your dream home when you've found it. More importantly, pre-qualification will let you know how much your new home will REALLY cost - in monthly payments. A $150,000 or $300,000 home doesn't mean a lot to most buyers - but $1200 per month and $2500 per month are tangibles that everyone can understand. After your lender pre-qualifies you, ask them for a "payment table" that shows you a rough estimate of TOTAL monthly payment based on purchase price. Pick your payment, and you know the price range to shop in.

4) Consult a Real Estate Professional ASAP!

Many first time home buyers avoid contacting a North Atlanta Real Estate Agent because they dislike high pressure sales. However, Real Estate Agents have an advantage over traditional salespeople because they have access to the Multiple Listing Service, which is a database that lists roughly 99% of the homes for sale in a given market. This means that your Real Estate Agent doesn't have to sell - he/she merely presents your options. The most important qualities to look for in your Real Estate Agent are his/her knowledge of your specific market and their willingness to help. Interview a few agents and choose one that will help guide you through the process, and best of all it doesn't cost you the buyer a dime! You'll find the help & insight will be invaluable - and you'll be glad you contacted your Real Estate Agent sooner, rather than later.

5) Make a List of "Must Haves" & "Wants"

Many new home buyers mistakenly think that they will "just know" when they "walk into the one." While some buyers DO fall instantly in love with a home, this is not the norm. You'll find your search is easier, and you will be more confident in your decision, if you take a systematic approach to your search. The best way to organize your search is to make two lists: Your "must haves" and your "wants." Your "must haves" are the absolute necessities in your new home - in fact, you don't even need to view a home if it doesn't have every "must have." Great examples of your "must haves" are price, school district, size, etc... Your "wants" are the qualities that you would like for your new home to have, but it's not a necessity. Great examples of "wants" are color, flooring, kitchen appliances, surround sound, and type of exterior. By taking the time to articulate what you need and want in your new home, you will know exactly what to look for when viewing prospective homes.

6) Pick Your Favorite Neighborhoods

You can always make changes to your house, but you can never change its location. Most home buyers already have a good idea of where they would like to live because of school districts, work, or other factors. However, neighborhoods can be pretty different, even in the same area of the city. Ask your Real Estate Agent to email you a list of homes in the specific area of town you're interested in. Take a drive through the different neighborhoods on the list your Real Estate Agent sends you, and choose your favorites. Pay attention to area amenities, how well the yards & common areas are kept, and if you see a lot of "for lease" signs - which can be an indication of a heavy rental area, and lacking in "pride of ownership." After you have picked your favorite neighborhoods, and you know your "must haves" and "wants," you can literally make a list of EVERY home available that meets your criteria, and view those homes.

7) Make Your Decision!!!

Homebuyers often hesitate after they've found the right home because they're not confident about their decision, or their decision-making process. Your home is probably the largest investment of your life, and it's normal to feel butterflies in your stomach before putting your first home under contract. However, if you do your due diligence - and you have if you followed the steps above - then you will have your bases covered. If you've found a home that meets all of your "must haves," most of your "wants," is in the right neighborhood, and in your budget - it's the home for you! Don't wait and let another buyer take YOUR home! Buying your first home can seem very intimidating, but can be extremely exciting. If you think that buying a home is right for you, it probably is. Make sure and follow these important tips and you'll know you made the right decision when you find your first home.

Ready to search our data base for homes in your area? Click HERE to start!

Find something you like and want to go see, call me at 678-575-6735 or e mail with your questions at NorthAtlantaInsider@yahoo.com

10 Simple Rule of Thumb for FirstTime Homebuyers! North Atlanta, Ga.

2007-06-27T00:46:00.000-04:00

Handy tips and tidbits to help you make the big decision!

Know what you can afford to spend. You'll find Qualifying Calculators on sites such as Bankrate.com and E-Loan.com. What they don't add into the equation is home owner's insurance, taxes and any association fees. Get a lender who is local and can provide you with a "good faith estimate" which will outline in greater detail what your monthly payments will be once you factor in these additional costs.

Find out if you qualify for homebuying help. The U.S. Department of Housing and Urban Development has programs to help teachers, firefighters and others buy affordable homes. Federal Housing Administration loan programs offer lower down payments to help first-time buyers. Go to HUD's website (http://www.hud.gov/) for details.

Get a Realtor who understands the North Atlanta, Ga. Real Estate Market, what you are search for, and can guide you in the right direction. A buyer's agent is compensated through the sellers agent's commission so it costs you nothing!

Don't spend time looking at homes you can't afford. Do a home search for only with homes in your price range reduces the temptation to over-extend your budget.

Realize the neighborhood you choose is at least as important as the house. Make sure you are comfortable there. While houses can be modified, finding a community that is a good fit for your family is vital.
Think about resale value. When you spot a home you like, consider how it will look to future buyers. For instance, proximity to a busy street can turn some buyers off.

Investigate ongoing maintenance costs and other factors such as taxes, insurance and utilities.

Have the house inspected, and carefully review the report. Come up with a negotiation strategy, remembering that the seller is obligated to fix a leaking roof but not a hole in the carpet.

Examine the pre-closing statement provided by your agent or lender, and ensure that you have enough cash to swing the deal when you go to settlement.

Any questions? Feel free to call me at 678-575-6735 or e mail me at tracimstrub@yahoo.com

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