All of us Realtors and Sellers worry about prices. Declining prices are a problem. But let's put this in perspective. Every body that said housing prices always go up lied! Prices trend up but there have been enough blogs and posts showing a roller coaster effect where prices rise but also have dips. The current decline is more severe than some of recent memory . But again it was brought about by bad lending practices which inflated a market. So prices will rise up again. They are starting in some areas as we are starting to see the bottom.Now this leads to the second point. Sellers see their house worth less and want to short sell. They say experts predict a 2-3 year wait for increases in prices. My first question is , "Are these the same experts that told you housing prices always go ... 04/03/2008

The North Georgia Community of Big Canoe is one of the premier Mountain communities. With 3 lakes, 27 holes of Golf a fitness center, indoor and outdoor tennis hiking trails and 1/3 of the land set aside green space Big Canoe combines mountain living with attractive amenities. Recently Big Canoe added a water source in the community by creating a new reservoir. Our lakes are full and this additional water source is another example of planning for the future. Check out Big Canoe on our web site www.georgiasno1agent.com 04/01/2008

Recently EVERY ONE of the buyers I am working with are asking me, what is the state of the market ? So there are some pat answers. It is a great time to buy . Prices are good inventory is very good and interest rates are good. This is what I have been telling buyers.  I also tell them that they see the national numbers on the news but regionally things may vary greatly. Buyers still tell me they are scared to buy.   After the most recent news that showed purchases better than this time last year and prices still down I have changed my explanation.I tell them the 5 states where prices are going lower make up 25 % of the housing market. This really influences the number. Then I tell the buyer that we are in a period I like to call the mental lag period. That is the period where perception... 03/30/2008

The other night after Tennis 4 of us decided to go to dinner. We talked about sports politics and many other things a bunch of guys out for a meal and a couple of beers talk about. One of the things that struck me and I hear so often is, "The government is bailing out the brokerage houses. The government is bailing out the banks. Many ,many, people think, still, that the Federal Reserve is part of the government. The Federal Reserve, from now on the Fed , is not a branch of the government. It is not a cabinet position. It is not part of the government. The Fed was created In the 1800'S because government could not control itself over printing and distributing money . Prior to the Fed, Congress and the executive branch had "pet" banks and controlled the printing and supply of money. In a... 03/21/2008

I posted today on the Atlanta Market . But let's look at the North Georgia Market.Land prices in the mountain counties against last year Jan and Feb are up 3 percent. Housing prices are flat. (Up 1/2 percent. Sales of homes are down 9 percent and lots are off 15 percent. The market is being fueled at the moment by first time buyers who can now afford to get in and retirees. In addition the mountains attract folks that can telecommute and want a simpler life. So again the bottom line is if you want to buy now is the time to buy. You may not see this market again in your life time. I know I hope I never see it again   03/15/2008

Let's review. The first couple of rates cuts generally lowered the price of money and we had a decline in interest rates. However the last rate cut actually saw a rise in the rates. So be careful what you wish for !!!In the old days mortgage rates were pegged to some number over prime. The lower the prime , the lower the rate. Now we are pegged to bonds. When rates are lowered stocks go up. When stocks go up bonds go down. So the yield on bonds goes up to entice investors. The yield or the interest rate effects mortgage rates. The higher the yield the higher the interest rates. Now it is not one to one  but it is cause and effect.So please do not cut rates anymore Mr. Fed man please. Yes stocks will do well but the collateral damage is too great. Let's face it, cutting rates devalues cu... 03/11/2008

For those in Florida looking for a  cooler, mountain get away, Georgia certainly has to be considered! Yes, Virgina, Georgia DOES have mountains...elevations up to 4500+ ! The Appalachian  mountains start in Georgia , actually the Trail begins right outside of Dahlonega and goes all the way to Maine, through about every east coast state there is! From about 50 miles north of Atlanta up to North Carolina, Tennessee or South Carolina border is all mountains and quaint towns, great cabins and plush gated communities with every imaginable amenity know to developers! And this is all with in ONE day drive of Florida!  Big difference from our friendly neighbors to the North! Give us a try, you will be pleasantly surprised! 03/09/2008

If you have client's looking in the mountains this is an update on the North Georgia Market.We are really well priced. In fact the New York Times did a piece on us interviewing one of my brethren Realtors here. Since mountain property is the number 2 destination for retirees this blog may have relevance in your area.Most people labor under the misconception that Georgia is flat. Their experience is either driving down I 95 on their way to Florida or a brief stop over in Atlanta changing planes. There are great mountain destinations in Georgia. The Appalachian trail starts in Georgia. Elevations are as high as 4,000 plus feet. As much of our mountains are in National Forest the beauty will be with us and our children and their children. Weather wise it is cool here in the summer and not ... 03/09/2008

A couple of weeks ago I posted some pictures of flowers and said spring is coming. Of course when I woke up this morning it was snowing like crazy. Now yesterday it was in the 60's. I am thinking did I say spring was coming? Was that me? Can I delete the blog so no one remembers ?  I figured hey let me get out do some quick shopping and then get back up on my mountain. I was going to take a bunch of pictures and post them. Well guess what . The temperature is really cold. But the ground was so warm that the sun came out and melted the snow. So no pictures. Next week we are back in the 60's. We have a saying in the mountains, "If you do not like the weather wait a couple of hours and check again." The beauty of the North Georgia Mountains is 4 seasons. Sometimes you get a couple in the s... 03/08/2008

As a life long car guy and 29 year licensed Broker I enjoy Real Estate, Car Racing, and Car restoration and modification. This year will see the up curve rebirth of residential real estate. Real Estate in Big Canoe experienced an appreciation of value in December 2007 and January 2008 versus that same period in 2006-2007. Sales prices averaged $100,000 higher in 2007 and 2008, while the sold volume was 67% lower. The "sold" price vs "list" price average was 8.4% in 2007-2008 vs 10.1% in 2006-2007. Yes the unit volume was down a third in percentage but there was action.        03/04/2008

This is the one week anniversary of my "moment of fame" in the New York Times Escapes section. I was flying high because my adorable Big Canoe cabin on 9073 Yearling Lane was a featured listing. I was initially concerned that my charming 2 bedroom, 2 bath log cabin would pale in comparison with the 700K to 3.3M homes nestled in the other gated communities sprinkled throughout the USA. The results were phenomenal!It all started with a call from Bethany Lyttle who asked me about one of my homes. I responded with the usual information and invited her to come see the home and community of Big Canoe for herself. She then told me that she was a writer for the New York Times Escapes section.  Then she asked me to send some pics to her editor.  This was real! My little listing, PLUS my name AND... 02/29/2008

Tomorrow we leave for the Mountain Expo Show in Ft. Lauderdale. We at All Mountain Realty are very excited about this show.  For one we are advertising it here as our way of bringing the mountains to the buyers. We will be in great company with other exhibitors from all over the Mountains. If you are in Ft Lauderdale this weekend and want to stop by. The show is at the airport Sheraton. This is one way we make a difference for our clients. 02/27/2008

What is the perfect car for an agent??? Is there such a thing? I know the biggest mistake I ever made was to lease a car and I'll NEVER do it again!!! This brings me one step closer to the perfect agent car, an OWNED one!!! I think that the best way to figure out the car is to analyze 3 things; the agent's personality, their market, and their terrain. From there you can move on to color, bells, and whistles. Well it's a rainy night up here in the North Georgia mountains and I want to have a little fun so, Agents, I'm going to give you my basic profile and I want you to pick out the perfect car for me. I trust you!!!!AGENT PERSONALITY: Karin Elliott age 38, married mother of 2 children under 6 years old. You can find me dressed casually in jeans high, heel boots, and a sweater (see my pi... 02/21/2008

It is 100% true that real estate is not for everyone. When the market is great... then everyone's happy and the flowers bloom while the sun shines and the birds sing! You take your kids to Disney and stay at the park with Cinderella and Jack Sparrow at your beckoned call! Then there are the skinnier markets. Those of us who are out there in the trenches are fighting every day for that pre-approved dream client.  I am realizing that I now have to work harder and smarter. I have been in real estate for just about 3 years and I started off in what I considered a hot market without any premonitions of things going south. This is my brief story and what I plan to do until things start to improve.I started off as an elementary school teacher with a pleasant year round salary, and all the bene... 02/18/2008

OK, I may be the most optimistic person in the world but I occasionally admit that we are in a market that calls for creativity!! Two options I always bring up are the Lease Purchase and the Lease Option. These options work for owners that wish to ride out the market and don't mind having renters. When you think about it, everyone has a time when they need somewhere to live until they figure out where they want to be and what they want to do. The owners benefit by either covering their mortgage payment, or by assisting it. I'm a perfect example! Trying out Big Canoe was a sure thing when it came to the choice to buy here. When we left Duluth, Georgia I really wanted to move to Big Canoe, but we were starting out a new company, and I wanted to focus on the business and not my mortgage. T... 02/16/2008

The gated community of Big Canoe was founded in 1972. This makes it one of the older resort/mountain communities. There have been many other communities in the mountains that have started up since. Where is Big Canoe today in relation to the new comers as well as some of the older communities?Big Canoe has 3 lakes for fishing boating and swimming. Big Canoe has 1/3  of the land within the community set aside for green space. Big Canoe has a range of homes and prices from 200,000 to 2,000,000. Big Canoe has 3 swimming pools. One is heated and indoors. There are tennis courts indoors and outdoors clay, lighted, and hard. Big Canoe has a fitness center. Big Canoe has 27 holes of golf on one of the course players say is the most beautiful they have ever played on.In addition to amenities Bi... 02/14/2008

Oh Boy, Cupid is alive and well in the North Georgia Mountains!!! My rental business has been "kicking it" with folks that want  romantic getaways in Big Canoe! It makes my heart go "pitter pat" when I think of all the people who want to come up here to be warm and fuzzy. How many of these cute little Big Canoe Cabins have hosted marriage proposals, baby announcements, or 25 year anniversaries?? There are probably a few other rendezvous that may go unmentioned, but what happens in Big Canoe, stays in Big Canoe. However for the most part people want to bring the ones they love to a place they love. This "lovin' feeling" brings about enchanting memories of the good times spent here. I have couples that revisit from 15 years ago and end up buying their own chunk of Big Canoe real estate be... 02/11/2008

Check out this 3 bed 2 bath condo. 199,000 furnished. Can be rented. In one of North Georgia great mountain  communities Big Canoe. Seller is motivated. Now is the time to by. See more at www.georgiasno1agent.com or call us for opportunities in the mountains at 706 579 1098.  Big Canoe is one of The most amenity rich communities in the North Georgia Mountains. There is swimming, in and out doors, 3 lakes, 27 holes of golf, tennis indoor and out,hiking trails,fitness center concerts in the summer, many free, and tons of stuff to do. There is a lovely chapel and reception area which is very popular for weddings. All this with a third set aside green space. Animal and plant life abound. Just a great getaway or for those of us who live here a blessing indeed. 02/09/2008

As Johnny Carson would have done, I am putting on the Swami hat and saying the Answer is...Big Canoe and Benttree will have a a mixed year. For that matter gated communities in general will have a mixed year. Consumers will look more for value. In the past consumers compared prices from where they were coming from to where they were going to. In a lot of cases the North Georgia Mountains offered  a less expensive life style. Consumers now instead of buying into that are looking at the value they get vis a vis other communities. New gated communities have sizzle and will do well initially but will they have the legs to build out? I do not know.Towns life Ellijay, Jasper, and Ballground, should do well. The development is headed to the Southern end of the mountains. North Carolina and pla... 02/07/2008

Big Canoe real estate in Georgia is my main focus as some of you already know. Our large mountain community is chock full of agents, and most of us tread lightly so as not to step on each other's toes. I am an agent but I also have a rental company that helps to supplement and also host my happy house hunters. We truly do get along fairly well and to prove it I have a broker friend, Charlie who was trusting enough to refer his customer to me for a rental. I contacted his prospect and strictly suggested rentals with the highest regards to Charlie. This is a tough market and there are plenty of dogs out there waiting to snap up your customers, but I know I'll see Charlie far more often then I'll see that prospect. Trust goes a long way up here in the North Georgia mountains. my fellow age... 02/07/2008