Property Description

Gorgeous Georgian home w/walk out finished basement. 3 sides brick custom built home. Features include: Heavy crown molding, hardwood floors on main & hickory in master, remodeled baths, decorative hand painted walls, 24 caret gold chandelier in foyer, new lighting fixtures. Gourmet kitchen w/granite and new stainless appliances. Huge master suite. Screen porch, Trek deck & Jacuzzi hot tub. Corner lot on cul-de-sac. Large wooded backyard, play area, professionally landscaped front yard, driveway w/turnaround & quiet dead end street. Amenities include Clubhouse, Swimming Pool, Tennis Court, Playground , Lake and Park.

Why Choose Roswell?

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525 S Shore Place – Flyer

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Florida is calling so this most beautiful house & setting is finally available. Updates include: dental molding, updated kitchen, wood floors, solid wood doors, fresh paint on the walls/ceilings & a brand new roof! Tasteful coffered ceiling & stunning oversized stacked stone fireplace in the family room. Most amazing pride of ownership of 20 years! Rare sitting room in master w/ 3 closets! Unfinished partial daylight basement w/ exterior entrance. Best outdoor living on level, park-like, private yard w/screened porch & patio. This home is a true 4 bedroom home, was converted to sitting area.

Why Choose Roswell?

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4741 McPherson Rd-Flyer

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If you have been driving through the Milton area, you most likely have already noted some construction on Old Milton Parkway in Alpharetta. So what is it? North American Properties has announced that the construction zone just off Old Milton Parkway in Alpharetta will be a mixed-use property named “Avalon”.

I just watched this marketing video and thought I would pass it along – North American Properties has done a strong job promoting Avalon, their mixed-use development on the NWQ of GA 400 and Old Milton Pkwy in Alpharetta.  According to articles and tweets I have read, tenants who have signed include:  Whole Foods, Regal Theatre, Anthropologie, Fab’rik, Paper Source, Michael Kors, Brooks Brothers, Cole Hann, Apple, Marlow’s Tavern, Ted’s Montana Grill, and several other local restaurants.

This mixed-use area will not remain vacant for long. In fact, multiple tenants have already signed on to join the Avalon grouping including:

• Whole Foods
• Regal Theatre
• Anthropologie
• Fab’rik
• Paper Source
• Michael Kors
• Brooks Brothers
• Cole Hann
• Apple
• Marlow’s Tavern
• Ted’s Montana Grill
• And more!

The Milton/Alpharetta has eagerly been waiting for a new mixed-use property to help liven up the area. Now visitors and residents will find the convenience of movies, clothing, food and groceries all in the same location just off Old Milton Parkway.

When can everyone expect this development to open? As of now, the opening date is listed as October 2013 by North American Properties, which means only more names of tenants will start to pop up on the radar.

Unlike other mixed-use properties in the Alpharetta and Milton areas, the Avalon center is designed to resemble a small city within a city. With streets flowing through the rows of mixed-use properties, a fully-stocked shopping center and homes, the Avalon center will create ease, comfort and convenience for any who patron it. People residing in the Avalon area will not have to worry about driving far to go out to dinner, pick up some groceries or even go shopping – it will all be in the same neighborhood.

Streets will utilize a contemporary design that matches the Milton and Alpharetta classic style in comparison, but with a more up-to-date twist when it comes to building structure and landscaping. Avalon will utilize luscious landscaping to provide a sense of solace, even on the busiest of shopping days. Common areas will be perfect for shoppers looking for a little break or for those out walking or jogging in the area.

Watch my latest video with an update on the real estate market in our area–things have changed compared to last year, you’ll be surprised!

Please contact me directly 404-729-5872 if you’d like specific info on your neighborhood and please share this update today with a friend of family member.

Property Description

Elegant southern retreat in the heart of Alpharetta. Welcoming foyer with open curved staircase. Heart of pine hardwoods from 150 year old Virginia farmhouse. Kitchen with custom cabinets, appliances, butlers pantry and keeping room. Four fireplaces and three laundry rooms. Finished terrace level with bar, billiards room, theatre and laundry. Screened porch overlooks manicured level grounds with heated, salt water,    in-ground pool and golf course/lake views. Outdoor fireplace, lighting, breezeway, entertainment area over outside bar and extra garage with side addition and apartment.

Why Choose Milton/Alpharetta–watch my video!

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805 Champions Close-Flyer

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Last week I met with my appraiser Alan Daniel with DS Murphy & Associates for 2 hours and here were some notes I took while we chatted. Isn’t it great to have the inside story?

We are in a STABLE environment.   Alan believes our market has turned–yet because the data lags behind actual market demand, we won’t know for sure until next quarter. However, agents everywhere are finding that good houses are receiving multiple offers and selling above asking. Appraisals are the biggest hurdle right now because an appraiser must use the past 90 days sales (and the market turned in the last 30 days). In some cases Buyers are willing to bring the additional money needed to close a deal from the lower appraised amount vs. the sales price because Buyers are recognizing the value.

Alan says this is the worst environment he has seen in 20 years for low bank appraisals coupled with a pent up buyer demand. Appraisers are now using 1 pending sale and/or 1 active listing (must use 2 total) in comps in recognition of the shifting market. Previously appraisers would only use closed sales in a declining market.

True comparables are challenging to find that closely match:

Closed sales in the past 90 days
Homes within the neighborhood if possible
If neighborhood comps are not available then within 1 mile and ideally in the same elementary school

If you’re a Buyer in a multiple bid situation, one strategy to get your offer accepted is to drop the appraisal contingency (as long as you are prepared and financially able to make up a difference if appraisal comes in less).

You hear in the media reference a “Shadow inventory” of foreclosures. Alan says those homes are not generally in our area. More so in south Atlanta, Gwinnett and some rural areas.

Alan and the top realtors he works with believe we’ve reached the bottom on price for raw land in North Fulton/Cherokee at $55K – $60k an acre and we are now seeing appreciation (at the peak prices used to be $125 acre WOW).Land in Cherokee is less at $25k-30k acre.

Sellers must take note here…an appraiser will take into account how long a home has been on the market, so the longer a listing sits the lower the appraisal will come in, ouch! This is a screaming reason why sellers should trust their agent’s market stats and price the home right from the beginning. Selling sooner SAVES.
One issue we ran into is the bank sending an appraiser from way outside of our area and therefore he has little or no local market knowledge. This has the potential to really cause an issue with an appraisal full of errors. Alan’s advise is to have the buyer request from their bank and request another appraiser (if appraiser isn’t from around here and BEFORE APPRAISAL IS DONE, comes in low & kills deal).

We have been using Alan on many of our listings to do a pre-appraisals. Our clients feel it’s helpful to have this upfront before the Buyer’s appraisal. It can also be helpful to share with the bank’s appraiser. And if there is a low appraisal, Alan’s data helps us fight to get it corrected. Isn’t this strategy a great insurance against facing surprise low appraisals 2 weeks before closing? It’s priceless.

Lastly we discussed “Relo” appraisals. A Relo appraisal is one where a company hires an appraiser to determine a market value of a home for an employee buy-out/relocation. Relo appraisal are always less than market because they want a guaranteed sale in 90 days should the company have to purchase the home from the employee. In most cases the employee will be better off to hire an experienced agent to get their home sold for the most amount of money to them in the fastest time (many times companies will offer bonuses to the employee if they can get the home sold themselves).

If you have any questions or would like for us to arrange your pre-listing appraisal, just call or email me. A pre-appraisal typically ranges from $350-$600 depending on the size of your home and/or uniqueness of the property.

April 19, 2012 – Community Favorites have been selected by My Roswell Monthly for several years now listing the best Roswell Realtors around. Winners are announced in the My Community Magazine each year as part of their annual selections for the best Roswell realtor and this year the My Community Favorites 2012 Winner is Joanne Curtin Keller Williams. The official announcement for the best Roswell realtor will be made in the April Edition of My Community Magazine, but you don’t have to wait to get a copy.

My Roswell and My Alpharetta winners will be celebrated at the My Community Magazines celebration this April 19th, 2012 at 6:00pm. The event will be hosted at the Metropolitan Club and you will need to RSVP in order to join in on the fun and help celebrate the best Roswell Realtor of the year. Photos that are taken at the April event will be featured in the May edition of the My Community Magazine.

Joanne has been offering her real estate expertise to the Roswell area with the help of her husband, Tom Curtin for over 10 years.  Owning and operating The Joanne Curtin team, this Roswell Realtor strives to make sure each home they list or even track down for a homeowner is one that they will truly be satisfied with. Joanne understands the ups and downs of the real estate market, but with her valuable marketing and educational team, each homeowner who connects with her Roswell Realtor office will leave understanding how the market works and using that to their advantage to find the home of their dreams.

About the My Roswell Monthly Magazine
My Roswell Monthly has been handing out monthly editions of community happenings, rewards and even the best deals from all that the Roswell area has to offer. Each edition features local Roswell realtors, dentists and other professionals in the Roswell area that help community members find the best service providers that are there to help their community improve and succeed. My Roswell Monthly not only provides you with the best Roswell realtor information, but you can find out about Community news, celebrations and even news about your child’s school all in one single location. Make sure to check out the April and May editions of My Community Magazine to see your best Roswell realtor, Joanne Curtin Keller Williams.

As you know, our team of top Realtors is constantly growing here at the Joanne Curtin Team. We are pleased to announce that we have added a new team member to our top Realtor family: Joy!

Joy, who is a native to Atlanta, knows the beauty and historical significance that every property holds within our Southern city and she is ready to help our team of top Realtors provide our clients with the best home purchase they can find in the Roswell, North Fulton, East Cobb, Woodstock and surrounding areas.  Read more about our Consulting for Buyers.

Joy has made a home for herself for over 25 years in the Milton and Alpharetta areas. With an intimate understanding of how the local real estate market works, she is able to tackle even the most difficult real estate request and make it happen. At the Joanne Curtin Team, we have always made it our goal to make any resident feel at home with their purchase and Joy is ready to help carry on with our tradition.

Like all of our team members, Joy understands that buying a house is a big decision, which is why we have added her to our top Realtor team. Our clients can trust in her expertise and know that Joy will get them through each step of the buying process without falter. Joy, like all of our team members, puts you first – not the sale. For Joy, it is about making the buying experience one of joy, excitement and fun.

When Joy isn’t out finding the best houses Georgia has to offer, she is spending time with her two children, Emily and Pete or even with her granddogs, Winnie and Tucker. Joy has a passion for finding antiques, renovating her home and even just heading to the beach for fun with family and friends.  Learn more about Joy.

We are honored to have Joy join our top Realtor team. As our family of agents continues to grow, learn why our team approach works so well.  Help us in welcoming Joy!

Property Description

Impressive executive 4 bedroom 4.5 bath home in the fabulous Providence Lake Subdivision! This highly sought after area is confirmed as Milton High in the current redistricting school zoning map. This home boasts a rare circular driveway with 2 entrances & a warm & welcoming wrap-around front porch. Once inside you will fall in love with the amazing details. Gourmet kitchen has new cabinets, granite countertops & stainless steel appliances-including double wall ovens & separate cooktop. Huge master suite w/double sided fireplace. Finished terrace level w/bath. Screened Porch. Park-like backyard w/beautiful landscaping & fenced play area. New decking & sidewalks & so much more! This home is a Perfect 10!

Why choose Milton–Watch my Video!

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400 Gunston Hall Dr-Flyer

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A perfect 10! Gorgeous Craftsman style home with great attention to detail. Custom painting throughout. Crown molding, detailed molding in Dining Room, formal Living Room, family room with cozy fireplace, hardwood floors on most of main level, all bedrooms and tiled bathrooms upstairs. Extremely quiet neighborhood of only 38 houses. Close to culdesac with sidewalks throughout the neighborhood. Patio and wood privacy fence. Stubbed for a gas grill outside. Kitchen can use either electric or gas appliances. Refrigerator stays!

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97 Milam Creek-Flyer

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