The site is located at the corner of Bethany Bend and Cogburn, across from Kings Ridge, on a 64.48 acre site. Approximately 25 of those acres will remain undisturbed due to some wetlands, stream buffers which flow intermittently, and an existing pond that will remain intact. It will take 24 months to build and will be open for the 2012 school year.

There were quite a few residents in attendance and many questions were brought up (no shortage of opinions by any means!), some of which I’ll share with you, but first I’ll give you the short list of what is proposed:

Key Points of Interest

• Enrollment: 1,900
• School size: 327,640 sq. ft
• 600 - 700 parking spaces for cars, 24 for buses
• 600 seat performing arts theater
• 200 seat gymnasium w/ raised 3-lane running track
• 5 tennis courts
• Baseball field w/ batting cages
• Sports stadium which will accommodate 2500 home and 1200 visitor attendees
• Softball field
• A separate practice field
• A band practice area

Student Population and Redistricting

I had to chuckle at the first question from the crowd when a gentleman stood up and asked "where on that plan will the trailers go?".  As you probably know, trailers are an issue at some of the schools in North Fulton and certainly not unique to schools all around Atlanta. This is a local sore subject I mentioned in an earlier post regarding redistricting and trailers at Cogburn Woods . The answer was reassuring, and hopefully accurate. When this school opens and pulls students who would have otherwise attended Milton or Alpharetta High Schools, there will be no requirement for trailers at any of these schools for some time to come.

The last question led into the next obvious question regarding redistricting and who will be allowed to remain at the other schools. The answer is rising 10th, 11th and 12th grade students can choose to remain at the High School they are already attending but parents will have to provide transportation to that school. Redistricting meetings will take place in the spring of 2011 and the final lines will be drawn by August 2011. Families impacted by the redistricting will be notified by that winter and the spring of 2012. Fulton County Schools has a Redistricting page on their website for additional information.

Other Questions from the community

Another big question had to do with potential access from Hwy 9 in order to minimize traffic on Bethany and Cogburn. A good question but with all commercial property along that side of the school property it isn’t an option. However, the plan does provide for an entrance off both Bethany and Cogburn for drop-off and pick-up which will ease traffic concerns on those roads.

From there the questions ranged from wanting the school to have a look and feel that will mirror our rural, equestrian community to a concern over the distance from the locker rooms to the softball field. With no vehicle access to the softball field, kids will have to carry their equipment too far.  Hmmm… maybe the school should be a barn and the kids can ride horses to the stadium.Ok, I’m just kidding….

Some of the other questions or comments had to to with:  The cafeteria being too small to feed that many children, why isn’t there a swimming pool, why isn’t it a 3-story building instead of a 2-story building, will the school be built by Americans or illegal aliens, how long will it take to acquire books for the library, will the sports programs and band programs be in place at the beginning or be built from scratch. I have to give Katie Reeves, our district representative from Fulton County Schools, credit for breathing common sense back into the conversation when the discussion would go a little astray. As she pointed out, the principle is hired one year out from opening. Teachers, staff, sports and band programs and operations will all be worked out in advance in order to have a fully prepared and operating school from day one.

What about Money?

With declining tax revenues a question was raised about building costs. Katie Reeves pointed out that while SPLOST revenues were down over $6 Million, building and material costs were down significantly and would "save the day" allowing for the school to be built within budget. We were assured that teacher and staff salaries were in the budget when a question was raised about hiring quality teaches in light of the recent teaching layoffs and staff cuts. Oddly this was the only question of the night regarding education…

It’s great that we have such overwhelming community involvement from local parents and certainly you can’t please everyone but I’m sure the school will be something we will all be proud to have our children attend. You can see the full presentation from that evening on the Fulton County Schools site. If you missed the meeting and have some ideas about what was discussed we would like to hear from you. Tell us what your thoughts or concerns are. Or better yet, what do you think we should name this school?

It’s hard for homeowners and buyers to know where the market is headed because there are so many conflicting reports out there about what is happening. Depending on where and from whom you get your information things can look like they are improving or getting far worse.

Nationally

The NAR reportsthat there is a big rebound in existing home sales nationally, with first-time homebuyers driving much of those numbers. Their report says: “Existing-home sales–including single-family, townhomes, condominiums and co-ops–jumped 9.4% to a seasonally adjusted annual rate of 5.57 million units in September from a level of 5.10 million in August, and are 9.2% higher than the 5.10 million-unit pace in September 2008. Sales activity is at the highest level in over two years, since it hit 5.73 million in July 2007.”

To be sure, first-time homebuyers have been on the hunt with the impending expiration of the first-time homebuyer tax credit. They have been driving sales numbers in the $250,000 and below price ranges. An extension and potential expansion of that tax credit would help broaden those numbers and that would be a good thing.

Metro Atlanta

However, Steve Palm from Smartnumbers says “Closings for all single family had a large 16.8% year-to-year decline for September”. He goes on to say that he doesn’t think it is an issue with the recent flooding or some lenders being taken over by the FED but it’s more of a liquidity issue-there are no loans available for some buyers.

The good news is that inventory levels are down quite far, with 47,000 single family homes available for all of metro Atlanta. This is on par with inventory level in January of 2006.  Another good bit of news is that the percentage of sales that are foreclosures is dropping, as you can see in the following chart:

North Fulton Real Estate

So, what is the story for us here in North Fulton, specifically Alpharetta, Johns Creek, Milton and Roswell? Well, for the cities listed above, here are the units sold and average sales prices over the past 5 Septembers:

	Sep-05	Sep-06	Sep-07	Sep-08	Sep-09
# sold	352	205	218	179	195
avg. SP	$401,161	$400,030	$409,002	$414,729	$359,328

The average sales price for our area is only down around 12% - 13% over the past 5 years which is far less than the metro Atlanta average of 20%. I would describe our local market status as stabilized with signs of improvement. It’s kind of like a “statistical recovery”. The numbers are pointing in the right direction but nobody really feels like it’s improving yet.

I learned something new yesterday and I have to admit, I still can’t believe it’s true. We have a buyer under contract to close on a foreclosure by the end of the month. Of course, with foreclosures you have the ability to perform an inspection but typically they are purchased as-is. Banks usually won’t make repairs. Prior to the closing one of the last things on a buyers list that usually gets done is lining up their home-owners insurance. By the time buyers get around to contacting their insurer we are well past all the due-diligence and contingency periods.

Shocked!

So, we all were quite amazed when the buyers insurer told them that there was a previous claim on the property for a new roof, which was paid out to the previous owner. No proof of repair was ever provided to the insurance company so the claim was still “open”. Because of this, the buyers insurer said there was pre-existing damage that had been paid on and they would not insure this home. That’s right, they would not insure the home. After checking with other insurance providers we realized that this was the answer we were going to get everywhere.

The sort of part….

What they will do is provide insurance but the repairs must be completed within 60 days of closing. We’re in the process of negotiating with the bank to reduce the sales price of the home by the amount of a new roof and we feel pretty sure that we’ll get that amended. But I have to believe there are more than a few homeowners out there who took some insurance money without making repairs. In any case, this is something that will need to be clarified during negotiations moving forward and some well crafted stipulations will be added to our contracts.

This was news to us and I thought it might be news to you. Has anyone run into this before?

Like it or not, both administrations passed stimulus bills to the combined tune of about 1 trillion dollars. There is no shortage of opinions on whether or not the bills were good ideas. My argument is if we are going to do something (and I think we should) then where should that money be spent. So far, according to ProPublica, a site that tracts stimulus spending, the government has spent about 19% of the most recent $792 billion dollar bill.   

Economic Dollars Spent as of This Week:

• $111 billion spent
• $146 billion in process
• $324 billion left to spend
• $63 billion in tax cuts issued
• $150 billion in tax cuts remaining

Now, I’m not saying that because it’s there we should spend it all but I agree with many who are of the opinion that what has been spent so far isn’t delivering the intended effect. I think the question we should be asking is “what is the best use of those stimulus dollars?”

First, I believe that reducing home inventories will help the housing market recover which is right up there with job creation in helping the economy recover. Secondly, I don’t believe in letting the markets do their thing, on their own, with the idea that how it all falls out will be better. That line of thinking is right up there with the people who don’t believe they should vaccinate their kids. If you’re sick, you go to the doctor. If you have the flu, take an antibiotic. We wouldn’t be good stewards of our economy if we didn’t try to lessen the impact or speed the recovery of the economic crisis.

Why do I think an expanded home buyer tax credit will have a more profound impact?

Let’s start with the current first time home buyer tax credit that is set to expire on December 1st. It’s had a firm impact and has worked in spurring home purchases, in the lower price ranges mostly. These buyers did not just suddenly become capable of purchasing a home. But why haven’t they taken advantage of deals that have been available over the past 12 months? There are many buyers in a position to buy but are concerned about where their market is heading. Or they have perceptions that they’re going to get an already aggressively priced foreclosure for another 50% off - they get mired in searching for an unrealistic “deal”. The tax credit incented them to move forward now.

Buyers in other price ranges will respond to that same incentive that first-time home buyers did. They’ll want to take advantage of a tax credit opportunity while it’s there. Those home purchases will allow sellers to move and buy. It will spur purchases of durable goods like refrigerators, washers, TV’s etc. The National Association of Home Builders estimates that extending the program would create more than 347,000 jobs, generate over $16 billion in wages and over $12 billion in business income.

It’s a topic that can initiate a lot of arguments but I’m curious to hear what you think.

Why can’t I find a $250,000 home for about $150,000?

I’ve had more than a few people ask me this question lately. There are still a lot of home buyers looking for great deals but they all seem surprised when they aren’t finding many foreclosures out there. Sure if you just search for any foreclosure in North Atlanta then a lot of homes will come up, but most people are looking for deals in specific communities or school districts and they are finding the choices somewhat limited.

Here’s an example looking at 5 large communities in North Fulton County:

Community	Active Foreclosure Listings	Sold Foreclosure Listings YTD
White Columns	0	4
Crooked Creek	0	1
The Manor GCC	3	6
Fall of Autry Mill	1	1
Six Hills	0	3

The chart above clearly indicates that foreclosure listings are moving fairly quickly. The banks aren’t having a hard time moving these properties. As of this post there are 57 active Foreclosure / Bank Owned properties listed in Alpharetta / Milton in North Fulton. There are 153 bank owned properties currently under contract or sold so far this year. That sounds like a 100 day supply of inventory.

How can this be?

I know, everyone keeps hearing on the news or reading that the foreclosure crisis is far from over. Here in Georgia we are a non-judicial foreclosure state which basically means the lender doesn’t have to sue you to take the home back. So, after being 90 days behind they can advertise your home in the paper for 4 weeks and then sell it on the courthouse steps. I’m hearing about people who are behind by 8 or 10 months, some even a year and the process hasn’t started. Before the crisis this was unheard of in Georgia.

Banks are too swamped with current inventories nationally and with people trying to get loan modifications. The foreclosures that do go on the market get priced very aggressively (generally) and often sell for over the asking price. The banks are dragging their feet on new foreclosures because having the owner in the home and taking care of it is better for them. If the bank eventually forecloses they may be able to sell it for more when the market improves.

Smart buyers make realistic decisions.

So, what does that mean for the buyer looking for a deal? It’s fine to look for a great deal but remember, you’re going to be living in the home too. Have your Realtor explain the market, this isn’t Detroit or Las Vegas. Don’t get distracted looking to pay $150,000 for a home worth $250,000 - you won’t find it. Instead, make sure your realtor looks at current comps and compares those to the market last year and gives you a realistic idea of where the market is heading now. If you can buy at 20% - 40% off recent market values you ARE getting a good deal.

Apparently there were over 50 juried artists and as many antique dealers with a wide display of furniture, art and collectibles. There were also great local artists playing bluegrass and country music. Local Boy Scout and Girl Scout troops were there selling food to raise money and the Olde Blind Dog Pub was selling their famous Irish Stew and Corned Beef as well!

Crabapple continues to create a great community atmosphere with unique and original shops and restaurants. It is no surprise that many people moving into area choose to live in and around Crabapple.

Lily Anderson is a typical 8 year old girl. She loves cute little animals, playing with her friends and new clothes – what little girl doesn’t! She lives in Vickery with her parents, Joey and Jennifer Anderson and her little sister Audrey who is 2. Her Mom is a realtor in the community and her husband built most of the kitchens of the homes in Vickery.

A few weeks ago, just before Labor Day, Lily was diagnosed with Neuroblastoma Cancer and it happens to be in Stage 4. In short she has a large tumor in her abdomen and the cancer has spread to many other parts of her body. But the family remains positive and optimistic and the entire community is rallying to help. Hearing about and seeing the community come together and help this family means everything and make Vickery the special place that it is.

Because lime-green is Lily’s favorite color, there were green ribbons and lilies provided by Jill Chatham, owner of the Flower Post, and volunteers put them on trees in the community for Lily to see when she comes home from the hospital. There is also a run being organized to raise money for her treatment and many of the local shops are donating as well.

On October 11^ththere will be a run in Vickery, “Lily’s Run” which will start at 1pm. There will be food, prizes, games and activities for the kids, but most importantly it will be an opportunity to turn out with the community to help and raise money for a beautiful little girl.

If you can’t make it, please consider donating to the cause to help Lily and her family fight the good fight and battle this disease. Your donations and your prayers are truly appreciated. You can click on the heart below to read more about this young family and make a donation.

In light of the issue, it seemed to be a pretty small group of people who showed up but some of those that did show up expressed their frustration with the mistake. The issue centers on the fact that Cogburn Woods is over enrollment by 10.9%, all on the heels of a wide redistricting last year that should have prevented this. As you can see in the chart below, Manning Oaks Elementary is also over planned enrollment by 4.4%:

Comparison of Enrollment - May 2009 to September 2009 and FY10 Projections
School	FY09 End of Year	FY10 Month 1**	Forecast	Over/Under
Alpharetta	760	711	717	-0.8%
Birmingham Falls	N/A	765	752	1.7%
Cogburn Woods	952	1007	908	10.9%
Manning Oaks	973	756	724	4.4%
Summit Hill	1058	794	780	1.8%
**Official First Month Enrollment; 9/4/2009

The issue occurred when school board planners under-estimated the number of students coming from apartments and new townhome communities close by; and in turn didn’t move enough students from Cogburn Woods to Summit Hill or Birmingham Falls - or moved too many students from Manning Oaks to Cogburn Woods. However, I have to take my hat off to Superintendent Loe for stepping up and stating, “the planning department is right on target with projections 99.9% of the time but in this case…we just plain blew it”. Anytime anyone in a position of responsibility takes ownership for a mistake I’m more inclined to trust a plan from them to correct the issue.

So, what is their plan? First I’ll tell you what it isn’t. There were a few calls for some students to be moved immediately so the total enrollment would be in line with original projections. Kudos to Katie Reeves for shutting down this suggestion right away. I think it’s safe to say it would solve the immediate problem but not one parent would want it to be their kids and we should never consider moving students in the middle of the year, disrupting their education.

The plan is two-fold; first parents in Cogburn Woods would be offered an opportunity to apply for hardship transfers if they feel the overcrowding is effecting their child. Hardship applicants would be given a first-come first-served option at moving their child to Summit Hill or Birmingham Falls ONLY if slots exist as no additional teachers would be staffed to accommodate this. Those parents would also be responsible for getting their children to and from school.

Secondly, the school board planners would re-evaluate student population and projections in December / January and a meeting would be scheduled after that so the community could hear the proposal for some small adjustment / redistricting for Cogburn Woods and Manning Oaks. However, this is problematic as both schools are over enrolled and are in a high growth area. Some parents attending made suggestions that student enrollment at Summit Hill and Birmingham Falls would need to be included in that evaluation as well. I agree with this as the over enrollment issue for Cogburn shouldn’t simply be pushed back on Manning Oaks.

This is a sensitive issue for all parents involved but a question comes to mind and I wonder what others think about this. There are some classes at Summit Hill that have more than 25 kids becasue they didn’t have quite enough kids in a particulare grade to warrant an additional class. Cogburn Woods as a whole is over enrolled but their class sizes are 25 or less. Which situation is worse? An over crowded school with appropriate class sizes or an under enrolled school with some larger class sizes?

If you don’t know about Matilda’s, let me paint you a picture. Just south of Alpharetta, on Hwy 9 there are a collection of funky little cottages full of artwork, painted furniture and crafts from a wide range of local artists. Mary Jane Potter has created something you won’t find anywhere else and once you visit you’ll wonder how you ever missed it (although you’ve probably driven by it a thousand times).

Easy, Casual and Fun:The music usually starts around 8:30pm every Friday and Saturday and it’s $10 ea. to get in. There are tables and chairs or you can bring your own, along with a picnic basket of food and the drink of your choice. But if you decide to go at the last minute, don’t worry. There is great barbecue for sale - just bring your cooler and stroll on in.

This past Saturday the Barn Rats played some great bluegrass and the weather was perfect. In this economy who isn’t looking for an easy, inexpensive, fun night out? An how cool is it to relax with a glass of wine or cold beer and listen to live music being played on the front porch of a little shack in Alpharetta? I’m looking forward to hearing some blues this weekend. Oh, by the way, your dog is welcome too! If you go, let me know what you think and say hi to Mary Jane (on the right below)!

What is really amazing is that they had the highest participation rate with over 550 students taking the test. It’s great for those kids and great for homeowners living in that district. Here is the list:

High School	Total Score	Change
Northview	1722	+31
Alpharetta	1686	+28
Chattahoochee	1678	+11
Centenial	1614	-19
Milton	1657	-10
Roswell	1671	-6
Fulton County	1584	-9
GA	1460	-6
U.S.	1509	-2

Contact us about homes for sale in any of these High School districts, search for homes in the Northview HS district or specify the High School District you’re interested in living in.