All About Georgia Real Estate

By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
While it's not last spring, the 2023 spring market is underway in Atlanta. This market, especially the northern suburbs, snapped out of the winter slumber in a pretty robust way.Successful Atlanta Home BuyersIf the target isn't know, it can't be hit. Successful Atlanta home buyers are prepared and focus. The definition of success is known and the preliminary work is done; these buyers move when the right home is found. They work only with experienced agents, have a preapproval letter in hand and have inspectors and other vendors ready to go. And they better...The Atlanta market is much stronger than most, this chart shows list, contract and new listing prices. Overall prices are generally steady, but note the new listings; these tend to attract buyers and we see buyers willing to get cl...
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By Solomon Greene, Assoc. Broker of Real Estate, Mobile Notary Public
(Drake Realty, Inc.)
Duluth, GA is home to a unique blend of history, modern architecture, amenities, and things to do that enhance the well-being of its residents and visitors alike.  But this northeastern suburb of Atlanta which is known for its charm, cleanliness, and entertainment is often missed when guests visit the metro area.  As a result, they are deprived of all of the rich diversity in culture, dining, and conveniences typically expected of a large city that converges with the small-town feel of Duluth, GA.  If you are planning a visit to Metro Atlanta, perhaps for a sightseeing trip associated with a job relocation, read these five things that you’ll soon love about living in Duluth, GA should you choose to make it your home. Enjoyable Experiences in Duluth, GA that are Sure to PleaseResidents a...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Well well well...When Joe Blow Citizen complains, they're excoriated and vilified. When Stephen Curry complains he's "concerned". I guess when it comes to his and affairs of the other elites, this is fine, Hypocrite. I thought zoning was evil and was to be abolished? Remember - Do as I say, not as I do.
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Seller property disclosure questions never go away. We know the constant issues with owners, but what must be disclosed by a realtor? What is a real estate agent expected to disclose about a home? Well, in Georgia....it's caveat emptor; buyer beware.What Must be Disclosed by an Agent?Listing agents may not possess the same level of expertise or personal knowledge as the sellers, but they are prohibited from providing false information about the property. This is a very broad area, while it may seem that an agent or seller should be aware of something, proving it is a different story. Some listing agents skate right on edge with how listings are presented, selective photos and creative - not always accurate - descriptions.In Georgia, the rule for home buyers is caveat emptor - buyer bewa...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
As homebuyers enter the spring 2023, many are empowered and some are hell bent on regaining control. That's not going to happen around the Greater Atlanta area, there is no impending onslaught of listings. Contingencies are back and agents better refresh themselves about solving home inspection issues. This is going to be one of the biggest challenges as markets return to balance.Home Inspection IssuesStart at the beginning, are there legitimate home inspection issues? Every home, especially older existing ones, suffer from deferred maintenance. Buyers and agents can see obvious issues, account for that in price. Consider what's normal and to be expected. Best advice might be:Code issues should be corrected. The caveat here should be obvious, consider codes appropriate for when the home...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Here we go, the spring housing market around Greater Atlanta is starting to perk. Successful home sellers will find it a completely different market than a year ago. However, the Greater Atlanta area remains a seller's market. While the months of inventory is in the balanced range, sellers with highly desirable, accurately priced homes will see plenty of action. But DO NOT think it's spring of 2022.Balance is good, both home buyers and sellers benefit. Home sellers diving into the spring 2023 housing market can easily enjoy success. While the data shows balance, quality homes that are accurately priced and well presented will shine. Buyers will pass on the trash - last year they were infected with FOMO and everything sold. Last and most obvious key to success - only work with a full tim...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Like the swallows coming back to Capistrano, every year about this time... Price per square foot is not reliable, do not use it to estimate market value of a home. There are limited instances where it might be a contributory asset but those are very limited. For resale homes, do not use price per square foot in any value calculation. That video sums up the key points but best to let the visual below sink in. How reliable and consistent are these things and data sources?tax recordsliving area calculationsdesignquality and workmanshiplot pricelot featuresexternal factorslocational appealhome conditionbuyer circumstancesseller circumstanceseconomic conditionsincentivesmaterials and labor costsadded upgradesdistressed salesinfluence of new home constructionzoning changesand 100+ other varia...
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By Anthony Acosta - ALLATLANTACONDOS.COM, Associate Broker
(Harry Norman, REALTORS® )
Centrally located in the booming intown Atlanta’s Old Forth Ward and historic neighborhoods at Irwin and Randolph, just one block from Krog Street Market and the Beltline Eastside Trail, close proximity to top dining, parks, schools and businesses. Spacious floor plan with high ceilings and open yet well-defined living spaces offer the best of both worlds. Lots of natural light, recently painted and new carpet, granite counters and stainless appliances in the kitchen. Enjoy everything any city can offer including Krog Street Market, the Beltline, StudioPlex, and Ponce City Market, Freedom Park. Very convenient to I75/85, Georgia Tech, Georgia State, Mercedes Benz Stadium, and much more. For more details, contact the listing agent: Anthony Acosta at (404)797-9907or click on this link: 
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Home flipping is never going away and the Atlanta area remains at the top for real estate "investors". HGTV cures everything in just 22 minutes and no one ever loses money. PT Barnum would be proud because shows like that encourage people to think it's easy. It's not and most people fail horribly and lose lots of money.One of the most common issues that broadsides unsuspecting investors (and normal home buyers) is mold. It's a hot button and it's everywhere - naturally. Not all mold is dangerous but the public perception has been shaped to make it so. Common sense is always in fashion; it's best to take things one step at a time.How much mold is too much mold? Simple question but it depends on who is answering it. This video was shot in an investor owned home in Atlanta. While it's cert...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
The hangover from the real estate market nonsense of the last couple of years continues. Everyone needs to reacclimate themselves with accurate pricing, contingencies, contract language and the many steps of getting a deal closed. One of the most challenging parts will be appraisals and knowing what happens if the appraisal comes in low.Lenders continue to issue bulletins to appraisers reminding them that the best comps are the most current. In other words, use closed sales that reflect the changing market. Underwriting is also closely evaluating the market conditions form, appraisers are expected to accurately reflect the market, not simply rubber stamp things.What happens if the appraisal comes in low is directly controlled by the parties involved in the contract. Solutions range from...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
For the fourth year in a row, the number of agents in the US reached record levels. NAR estimates 1.6M realtors in the ranks and estimates are another 700K non member agents. The industry lives on the fees associated with this bloated pool.Professional agents know this isn't good. Hobby agents, opportunity agents, hacks...call them what you want but they are not good for the reputation of the industry. This was on clear display over the last few years as over 70% of homebuyers have buyer's remorse, many trying to sue their agents for getting them into homes they now regret buying.As the changed 2023 market opens, these agents will be in the mix. In a dynamic and changing environment, many buyers and sellers will wonder, can you fire a real estate agent? In Georgia, the answer is YES. As...
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By Peter den Boer, MBA,GRI, Associate Broker, Realtor
(Atlanta Communities)
I was out photographing downtown Woodstock the other day for Rezide Properties, a local custom builder, when I ran across this crazy contraption. It is a 4 wheeled vehicle, powered by people pedaling from the chairs on either side of the trolly.The vehicle is run by a fellow named Ellis. He and I spoke for a bit and he allowed me to take his picture. The reason I liked this picture and Ellis is that it underscores the type of downtown we have in Woodstock. I told someone the other day that the town walkability index ranks in the OMG level! Selfless plug:Rezide Properties has several communities of custom built homes within a short stroll from downtown Woodstock with all its restaurants, shops, theatre, and outdoor live events. So, if you find yourself looking for a home with everything ...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
How's the market in Alpharetta, GA? Alpharetta is one of the most desirable North Atlanta suburbs and a great indicator of real estate market trends in the greater Atlanta area. A current look at the Alpharetta, GA real estate market using Altos Research data:This week the median list price for Alpharetta, GA is $897,000 with the market action index hovering around 40. This is less than last month's market action index of 42. Inventory has decreased to 136.The drop in inventory is evident but coming into the early spring market we expect inventory to increase. Look for this over the next 30 days as the spring market opens. Days on market increased due mainly to seasonal trends and rising interest rates. This will drop as interest rate sticker shock subsides and the spring market starts....
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Well who didn't know this was going to happen? Since no one is  is personally responsible for their actions, it's only right to find blame. Even better, sue for damages - including the emotional duress. Over 70% of home buyers have regrets about their purchases, but were they forced? Were they coerced? Or were they keeping up with their social media nonsense, FOMO to the point of stupidity.That said, the real estate sales industry will never be accused of impossibly high standards; if the check doesn't bounce the license is valid. But the buyer is the single decision maker and trying to sue anyone involved in their decision, is frivolous.Hopefully the courts see through this nonsense and tell these whiners where to go.   CLICK TO READ 
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By Anita Clark, Realtor - Homes for Sale in Warner Robins GA
(Coldwell Banker Access Realty ~ 478.960.8055)
Just Listed in Waterford South Subdivision112 Lenox DriveWaterford South Property and Community InformationLooking for a split plan move-in ready home? Look no further than this beauty nestled in Waterford South Subdivision with 1,561 heated square feet. Just Listed at $215,000, this home is located at 112 Lenox Drive in Bonaire GA. Below is a partial amenity list for this 3 bedrooms / 2 bathroom Waterford South home for sale: Spacious living room with fireplace Formal dining room  Eat-in kitchen with granite counters & pantry  Stainless steel appliances to include refrigerator Washer & dryer included Split-plan good-sized bedrooms Laminate, carpet & vinyl flooring Covered patio overlooking backyard with privacy fence New roof (2016), vinyl siding (2016), windows (2018), and HVAC (2019)...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
It all starts with the foundation, it that's not right then you're just building on top of a problem. This is a video at one of our new builds and it provided an ideal training video. Agents must understand basic construction and visit sites regularly, we make it a point to be out at least weekly. They don't do what you don't check, and there are countless examples over the years of builders cutting corners or completing shoddy work. We check and we check and we suggest inspectors at several stages of the build.Agents have a significant responsibility when representing a client, take it seriously. In this case, it's easy to sit back and let the builder finish the home, show up for closing and collect a check and leave. Don't do that, commit to the client, check everything and bring in e...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Working both the appraisal and sales side across Greater Atlanta requires us to continuously be in the data. As in it daily, in many cases for hours a day using any one of the ten or so data sources we rely on. Despite the pivot in mid 2022, we're not seeing any influx of listings in the Greater Atlanta real estate market and we don't expect to. Ignore the noise, housing inventory is balanced in the Atlanta area.Home Inventory in Greater AtlantaHere's a month by month look at the number of actives, pendings and solds. This is the 12 county area considered as Greater Atlanta. We see in the chart what we experienced in the field. The late spring-summer '22 market saw a significant influx of listings as sellers exploited their advantage. But they were too late, the sellers during Jan-May k...
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By Rob Spinosa, SVP of Mortgage Lending, Marin County
(Guaranteed Rate, Marin County, CA)
How to Get Rid of PMI on Your Mortgage  Want to drop your private mortgage insurance (PMI) payments like a pair of cheap sunglasses?  Don't know where to start?  Look, when interest rates were moving lower and property values were moving higher, the headache of canceling PMI took a back seat. And why not? In that climate, homeowners typically just refinanced and both dropped PMI and got a lower rate. But when interest rates move higher and home values flatten or even go lower, many owners strive to preserve their great mortgage rates and focus on getting rid of that extra monthly insurance payment through cancellation.   Whether borrower-requested, lender-required or value driven, let's rock all the ways you can eliminate PMI!  Got me under pressure,  Rob SpinosaSVP of Mortgage LendingG...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
2023 is upon us. A new year and new quarter, as usual we digest what transpired and look forward in anticipation of what is likely to happen. Despite the continued histrionics from the national media, the Greater Atlanta real estate market is not collapsing and isn’t likely to. This region did not “zoom” up; growth here continues to be steady and driven by solid fundamentals. Multiple sources note this; Greater Atlanta was named the best place to live by Money Magazine in 2022 and the National Association of Realtors forecasts Greater Atlanta to be the top U.S. housing market in 2023. We agree and we’re guiding our clients though the market as it balances.MEDIAN PRICES - 12 COUNTY GREATER ATLANTA MARKETBuyers and sellers respond differently when markets adjust. Buyers tend to react much...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Brick is a beautiful siding material. It's durable, maintenance free and it doesn't lie. With zero flexibility, if something is out of whack, the brick will tell you. So what do we have here?What we have is something that's very common, a lintel that is sagging. Across that garage door opening, window or any opening with brick above it, a lintel is used to support the weight of the brick.  Over time, that weight can cause the lintel to sag.This brick isn't structural, it resets on its own brick ledge and serves as the siding veneer. This short video illustrates this common issue and how to spot areas that have been repaired. The full post on "Why Did This Brick Crack" can be seen by hitting that link. 
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Georgia Real Estate Agents and Real Estate Professionals