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

Bargians for brave consumers - Alpharetta, Ga

noreply@blogger.com (huntforhouses@yahoo.com) — Wed, 30 Apr 2008 18:06:00 +0000

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

noreply@blogger.com (huntforhouses@yahoo.com) — Wed, 30 Apr 2008 18:01:00 +0000

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

noreply@blogger.com (huntforhouses@yahoo.com) — Wed, 30 Apr 2008 17:42:00 +0000

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.

noreply@blogger.com (huntforhouses@yahoo.com) — Sun, 06 Apr 2008 03:09:00 +0000

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!

noreply@blogger.com (huntforhouses@yahoo.com) — Wed, 13 Feb 2008 14:50:00 +0000

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

noreply@blogger.com (huntforhouses@yahoo.com) — Thu, 07 Feb 2008 04:43:00 +0000

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,

noreply@blogger.com (huntforhouses@yahoo.com) — Tue, 01 Jan 2008 15:20:00 +0000

Want to see over 90,000 homes for sale in Georgia? Just click
SEARCH FOR HOMES
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

noreply@blogger.com (huntforhouses@yahoo.com) — Mon, 31 Dec 2007 16:16:00 +0000

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

noreply@blogger.com (huntforhouses@yahoo.com) — Sat, 29 Dec 2007 17:10:00 +0000

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.

noreply@blogger.com (huntforhouses@yahoo.com) — Sat, 29 Dec 2007 16:10:00 +0000

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

noreply@blogger.com (huntforhouses@yahoo.com) — Thu, 20 Dec 2007 15:52:00 +0000

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

noreply@blogger.com (huntforhouses@yahoo.com) — Sat, 01 Dec 2007 16:19:00 +0000

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.

noreply@blogger.com (huntforhouses@yahoo.com) — Fri, 26 Oct 2007 00:47:00 +0000

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!

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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Growth up 5.6% in Atlanta, Ga

noreply@blogger.com (huntforhouses@yahoo.com) — Tue, 09 Oct 2007 02:35:00 +0000

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

noreply@blogger.com (huntforhouses@yahoo.com) — Tue, 02 Oct 2007 01:38:00 +0000

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

noreply@blogger.com (huntforhouses@yahoo.com) — Thu, 27 Sep 2007 16:44:00 +0000

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

noreply@blogger.com (huntforhouses@yahoo.com) — Tue, 25 Sep 2007 16:18:00 +0000

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

noreply@blogger.com (huntforhouses@yahoo.com) — Tue, 25 Sep 2007 15:24:00 +0000

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

noreply@blogger.com (huntforhouses@yahoo.com) — Tue, 25 Sep 2007 13:44:00 +0000

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

noreply@blogger.com (huntforhouses@yahoo.com) — Thu, 20 Sep 2007 12:57:00 +0000

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

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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How to sell your home FAST - Alpharetta, Ga

noreply@blogger.com (huntforhouses@yahoo.com) — Thu, 20 Sep 2007 12:36:00 +0000

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

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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The Log & Timber Home Show Atlanta, Ga

noreply@blogger.com (huntforhouses@yahoo.com) — Mon, 17 Sep 2007 01:28:00 +0000

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

noreply@blogger.com (huntforhouses@yahoo.com) — Sun, 09 Sep 2007 05:18:00 +0000

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

noreply@blogger.com (huntforhouses@yahoo.com) — Fri, 07 Sep 2007 03:48:00 +0000

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?

noreply@blogger.com (huntforhouses@yahoo.com) — Tue, 31 Jul 2007 00:16:00 +0000

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!