Madison, GA Real Estate News

By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
Its FARMeander season in Madison and Morgan County, Georgia!Georgia’s Piedmont is fast becoming the hub of the local food movement.  Here in Madison and Morgan County in the heart of the Piedmont, the Madison-Morgan Conservancy is supporting commodity farming as well as the production of local and organic meats, eggs, vegetables, and associated farm products.  Check out the 2017 version of FARMeander (Georgia's first farm trail), and plan to explore area farms, markets, festivals, and inns that celebrate the agrarian heritage of Madison and Morgan County!One of the newest featured farm businesses is The Boy and The Dog Beef Company, specializing in pasture-raised all natural Wagyu beef. Zach and Ellie are young farmers I met last year when they purchased a 200+/- acre Morgan County catt...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
Madison Georgia  has been called the #1 small town in America - with a postcard-like downtown, surrounded by bucolic countryside, and one of the largest protected Historic Districts in Georgia. Some of us were born here (along with generations of our family before) and some of us discovered Madison later in life - but we all agree that the quality of life here is something to be treasured. You would hardly imagine that a small rural Georgia town would have an international flair... Sure, I spent three decades travelling internationally for business - throughout Europe and Asia, especially India and China. But this week, I realized that my international connections are not done: Deal one: closing a land tract, with a seller in Bermuda and a buyer just getting home from a business trip to...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
Madison, GAChristmas Tour of Homes December 2 and 3 Day Tour 10-4Candlelight Tour 5-9 Tour Headquarters is Heritage Hall, South Main Street, Madison One of the best ways to get in the holiday spirit is the annual Christmas Tour of Homes in historic Madison, Georgia, where you'll find the largest collection of 19th century architecture in the state. While you're in town, don't miss the distinctive shops and restaurants - Madison's vibrant downtown will take you back to a time when Main Streets all across America were the heart of community life. More than a dozen private homes will be on tour this year, all decked out in their holiday best. Homes on tour include: Bonar Hall, circa 1832. Constructed in the four over four Georgia style, the structure has 20x20ft main rooms with 13ft ceilin...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
Are you ready for rural life? HGTV recently debuted a new series called Farmhouse Life, and in the very first episode we watched a family exchange suburban Atlanta living for a bucolic farm in Madison Georgia – offering their daughters an opportunity to live with their horses.  I’ve been helping families choose farms in Madison Georgia and surrounding area for a decade now, and one thing I’ve learned is that families choosing rural life have one big decision to make: Is it better to Buy a farm or Build a farm? When you build a farm, you may start out with bare land, or with a home on some acreage but not much else. Building a farm begins with a lower initial purchase price, and then you add the improvements you want: home, outbuildings, fencing, perhaps a pool, raised beds, fruit or flo...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
I have been using Madison Tire and Auto for many years now - its a low key place. No flashy web presence, not on the fashionable side of town. Just good service - they have put tires on many of my vehicles, and even a horse trailer or two. A few years ago, Scott joined the team. He brought with him a passion for keeping older import vehicles chugging along - important to me, because until then, there was no one in Madison equipped to diagnose and repair things on my older volvos. This week, Scott proved he's worth his weight in gold. On my way to my golf groups annual Christmas party, I heard a terrible grinding sound coming from beneath my car. It got worse, and in the interest of not making a bad situation worse, I headed back home immediately. Next morning, I cautiously headed into M...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
What a deal!  Seller has just reduced Lots 8 and 9 in Waterstone Farms on Lake Oconee to an eye-popping $59,500.  These lots have 100ft of private shoreline on the quiet north shore of Lake Oconee, and meet the Georgia Power qualifications for a max dock. Water depth is good - more than 5ft - and the deeper channel is just off shore. The lots are fairly level, making them suitable for a ranch style home. Find our more about Waterstone Farms on Lake Oconee here:     There has been only one private lakefront lot sold in the past year on Lake Oconee below $60,000 - and that lot had very shallow water and severe dock limitations. The average price this year for a private lakefront lot on Lake Oconee is over $400,000. If you'd like to enjoy lakefront living on Lake Oconee without breaking th...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
Are you thinking of relocating to Madison, Georgia? Looking for a ranch home that will make it easy to  age in place? Prefer a move-in ready home, less than 10 years old? There are some excellent choices right now, and your search will lead you to just 3 communities: Whispering Lakes - a greenspace community about 10 minutes east of downtown, and minutes from the Blue Springs Marina on Lake Oconee. Buckhead Manor - Madison's most popular subdivision just 5 minutes from downtown and close to the school campuses, aquatic center and library, and Heritage Park. Madison Lakes/Creekwood section - Madison's only gated community, about 10 minutes south of downtown and convenient to shopping and I-20. Whispering Lakes has the most to choose from currently, with 7 homes on that market ranging in ...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
Another Madison Georgia farm for sale is now SOLD! Its one of my favorite kinds of days - Closing Day, when buyers and sellers meet at crossroads in both their lives. This Madison Georgia farm is really unique - completely renovated historic cottage on 15 acres set up for horses. The property includes nearly a dozen old pecan trees - and best of all the home site is just 3 miles from downtown Madison and tucked privately behind the CSX railroad line that runs right through our acclaimed historic district.   The buyers are a young local couple, the son and daughter in law of a friend, who operates a very successful farm-hospitality business. The sellers are repeat clients and friends - I sold them the farm originally and they renovated it for one of their children who later moved out of ...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
The Madison and Morgan County Georgia market is influenced by a number of factors: The successful local charter school system makes it a top choice for families with school age children. The vibrant downtown in Historic Madison appeals to empty nesters looking to get away from the surbaban crowds, yet still be in reach of arts and culture (and a hot cappucino!) The comitment to sustainable agriculture appeals to ruralists. Its all within easy reach of the Atlanta international airport! Each of these factors means that prices for comparable homes are historically higher in Morgan County than in surrounding rural counties. Latest market statistics show that the market tips from a sellers market to a buyers market as prices go up:   Homes under $150,000 Available: 14 Sold last 6 months: 23...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
Just listed - classic ranch home on an oversized private lot in Buckhead Manor, Madison's most popular subdivision.           Entertaining will be a delight, with an open floor plan with separate living and dining rooms, large two level deck, and private backyard.                  The modern kitchen includes concrete counters with breakfast bar, subway tile backsplash, and a stainless steel farm sink.   The spacious master with trey ceiling overlooks the backyard, with an ensuite bath with glass and tile shower and jetted soaking tub.                 Two additional bedrooms share a full bath, and there’s a powder room for your guests, plus a bonus room upstairs.   The 1.35 acre lot has a level backyard partly open and partly wooded, adjoining 28 acres of wooded common space.       Buckh...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
Congratulations - you've decided to buy a home in the Madison or Lake Oconee area. You've probably spent hours scouring properties online. You've researched neighborhoods, checked out county tax records, perhaps even made a call or two or three to listing agents.   Stop. Wait. Before you take the next step, consider what comes next.  The path from "thinking about" buying property to "choosing" a property to "negotiating a contract and buying" a home has a lot of moving parts - and smart buyers want a local market expert by their side as an exclusive buyer's agent to help them get the most of what matters to them in the process.   That's where I come in.  My value proposition is simple - I use my local market knowledge plus decades of experience negotiating deals all over the world to he...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
Spring is just around the corner. Join the celebration with a bird-watching weekend April 4-6 jointly hosted by the Madison Museum of Fine Art (MMoFA) and the Farmhouse Inn at Hundred Acre Farm. The weekend includes a Saturday morning brunch and birding presentation, a reception at the MMoFA, breakfast Sunday morning at Apalachee Landing, and weekend-long bird-watching. Birds & Blooms Magazine in their October 2009 issue named the Farmhouse Inn at Hundred Acre Farm as one of the Top 10 Bed & Breakfast in North America for birding. "……on the headwaters of Lake Oconee just to the northeast is Oconee National Forest, home to bald eagles that are often on the inn’s property. Guests can use a “birding basket” that includes bird call recordings and bird identification books and binoculars. Yo...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
Imagine that special place.  The one that will nurture your soul, not just provide a roof over your head. The one that has character, and stories, and perhaps even the ghosts of past residents. Are you searching for a vintage home on land, perhaps an old farm house, or country cottage? They are hard to find, but there are some very interesting choices available right now in the greater Lake Country area. Close to downtown Madison: 3240 Fairplay Rd, Madison, listed for $199,000. C.1900 Farmhouse on five acres with pecan trees and two vintage barn structures. 1977sf, 3 bedrooms, 1.5 baths, one working and one non-working fireplace. Mix of wood, carpet, and vinyl siding. Roof is older, HVAC newer, vinyl siding. In an area of large farms and fine homes - don't be afraid to budget for your d...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
Waterstone Farms on Lake Oconee is not for everyone. its not a gated community there are no lots smaller than 1.5 acres there are no expensive amenities to maintain On the other hand, Waterstone Farms is the ideal place if you prefer elbow room enjoy walking trails want to build your dream home in a neighborhood of other newer homes and if your idea of lake life is inspired by On Golden Pond Waterstone Farms is a boutique community on the quiet north shore of Lake Oconee, just 10 minutes east of downtown Madison. There are just 23 lots in the community - 8 with private lake frontage, and 15 interior estate lots - lot sizes range from 1.5 to 6 acres. All residents have access to the bridle trail, boat ramp, and community slp dock.  Interior lot owners have the option to purchase a privat...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
How's the real estate market in Madison Georgia? Not a day goes by when I'm not asked that question - at the grocery store, in a local restaurant, or on the phone with a buyer or seller.  Most of us are invested in real estate, or know someone who is planning to buy or sell in the near future. The quick answer is: Improving, especially at the lower price points. Single family home sales increased 22% in 2013, driven mainly by the increase in the median home price from $137, 325 to $158,750, plus a 5.6% increase in the number of homes sold. Inventory of affordable homes continues to run short, and the average days on market for homes priced below $200,000 dropped from 73, compared to 114 a year ago. Home sales increased 33% for homes priced from $200,000 to $350,000, but average days on ...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
Madison Georgia's best Realtors were honored recently by the Lake Country Board of Realtors at the 2013 Awards Ceremony held at Rock Eagle Conference Center in Eatonton. Chris Hodges of Madison Realty and Jeanne Dufort of Coldwell Banker Lake Country were named the top two Madison based Realtors for both volume and units closed in sales for 2013.      Linda Hagler of Coldwell Banker Lake Country was awarded the prestigious Phoenix Award, for 10 years of membership in the Million Dollar Club - Linda has been a consistently successful Realtor in the area for many years.     Other Madison based Realtors included in the 2013 Million Dollar Club included Judy Gilbert, Ashley Hunt, and Linda Jarvis from Madison Realty, plus Ed Latham and Michelle Strott from Coldwell Banker Lake Country. The ...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
At Waterstone Farms on Lake Oconee, you’ll find tranquil waters, winding trails, towering hardwoods, and a special place for people who value living with nature, with a convenient location on the quiet north shore of Lake Oconee,  just 10 minutes east of Historic Madison, Georgia and 20 minutes from the Lake Oconee commercial district. Just 23 lots share 78 mostly wooded acres - there are 8 lakefront lots, all eligible for private max docks, plus 15 off-water estate lots ranging from 1.5 to 6 acres. Lake access for all is guaranteed, with a community boat ramp and day-use docks. Estate lot owners are also eligible to purchase a private boat slip right, ensuring 24/7 boating access.   Lake Oconee is Georgia’s second largest lake, with more than 19,000 acres of boating and fishing fun. Ma...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
Madison Georgia's top selling real estate office for 2013 is Coldwell Banker Lake Country, according to statistics complied by the Lake Country Board of Realtors MLS*.    With $6.4 million in closed sales volume year to date, the office is already more than $1 million ahead of 2012 total closed sales volume.  I've been the top selling agent based in the Madison office since the office opened in 2005 - having my base on Main Street in Madison is something I really value! My business is split about 50/50 assisting buyers and sellers.  Most of my buyers are seeking quality of life change - some are looking for privacy (land), some are looking for small town living (Madison and our other historic towns), and some are looking for lakefront (Lake Oconee and Sinclair).  Having made the switch ...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
Madison Georgia homes for sale: Market Report October 2013   The Madison Georgia market continues to improve, with 120 homes sold in Morgan Country through September, and the median home price rising to $160,000 - up from $140,000 in September 2012. The most expensive homes sold in the Madison, Georgia area this year include a lovely 4700sf 4 bedroom, 3.5 bath lakefront in the Woods of Lake Oconee, sold in June for $870,000, and an upscale 5500sf 4 bedroom, 4.5 bath farmhouse on 20 acres, sold in August for $730,000. The mid-range included one of my listings - a 1950sf 4bedroom, 3bath ranch on a 1+ ac lot on a shared pond - plus a 2200sf 4bedroom, 2bath ranch in Madison, and a 2100sf 3 bedroom, 2.5 bath 1930's brick cottage on 2.5 acres in Rutledge. There have been 2 homes sold in the M...
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By Jeanne Dufort, Madison and Lake Oconee GA
(Coldwell Banker Lake Country)
Sold!  Madison, Georgia - 40 acres of land on Plantation Rd, home included. What a deal STEAL!    Sure, the land was in rough shape from a previous timbering operation.              And the previous tenant had not cleaned up from her goat operation.         And roughly 50% of the land is unbuildable - in flood plain and hardwood bottoms surrounding Big Sandy Creek, which borders the property.               On the bright side, the 2008 3 bedroom/2bath Horton home was in excellent condition, and included all appliances.             Plantation Road is THE address for horse folks in Madison - with professional trainers in the 3 Olympic disciplines and many private farms.         This bank-owned property was listed for $232,000 - but the owners got a crazy good deal.  You'll have to call me ...
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