Real Estate Report, June 2015

Appen Media Group

Real Estate Report June Special Section

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North Atlanta’s

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June 2014

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News and advertising for new homes, realtors, developers, commercial properties and more.

It’s a sellers’ market

By Mary McPherson Managing Broker Coldwell Banker Residential Brokerage, Alpharetta/North Point Office With home prices rising and the spring selling season here, many homeowners are considering putting their residences on the market. It’s a sellers’ market, so if you have been putting it off, now is a great time to hang that For Sale sign in the yard! Here’s a quick look at how the city of Alpharetta ended in April: - April YTD sales were up 36% from 2014 YTD sales.

- April 2015 average sales prices was up 9.7% from April 2014.

- April total inventory of properties for sale was down 5% from April 2014.

Here are a few suggestions for anyone hoping to achieve a successful and satisfying home sale.

1. Price It Right – Take a hard look at your listing price.

In a hot market, if your house

hasn’t sold within a month or so, it’s likely to be overpriced.

Even in a strong sellers’ market, it’s important to choose an asking price that is similar to comparable homes in the neighborhood.

2. Prepare to Sell – Some rules never change, regardless of the type of real estate market. Even with improving prices, you need to take steps to make your home appealing.

Make a home as broadly appealing as possible by carefully tending to outdoor landscaping, de-cluttering the interior and painting walls a neutral, off-white color.

3. Be Patient – With fewer homes on the market, it’s possible you’ll get multiple offers.

So taking a wait-and-see attitude towards the first offer may allow time for more offers and a give you a better chance of receiving your asking price.

For help in buying or sell-

ing a home in Atlanta, visit coldwellbankeratlanta.com or

contact the Coldwell Banker Residential Brokerage Al-

pharetta/North Point office at 770.642.0399.

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In the Atlanta division, on accepted purchase agreements on homes that are signed between January 1, 2015 and January 31, 2015 are eligible to receive $15,000 in Flex Cash; can be used towards MyStyle® Design Center Options and/or closing costs when using RMC Mortgage® and/or lot premiums, finished basement, etc. Incentive offer does not apply to contracts written prior to January 1, 2015. The following communities are excluded from the $15,000 incentive, Bethany Crossing, Bridleton, ManorView and Marketplace Commons. Individual promotions may vary by community. Certain included features may not be available on all plans. Value of package, and products, may vary by community and plan. Homes already under contract prior to this offer are not eligible. Plus for New to-be built homes, buyer eligible to receive up to $5,000 toward closing costs. Individual incentives may vary by community. Closing cost assistance available from Ryland Homes to those financing through RMC Mortgage® Corporation and closing with a closing attorney selected by Ryland. Amount of closing cost assistance may vary by product and community, and is subject to applicable contribution limitations. For all financing promotions, see a RMC Mortgage® Corporation Loan Officer for details. RMC Mortgage® Corporation is located at 1000 Mansell Exchange West, Suite 200, Alpharetta, GA 30022 and is a Georgia Residential Mortgage Licensee, license number 24225 and NMLS number 203897. Buyers also eligible to receive Waived 1% Origination Fee through RMC Mortgage®; average value of $4,000 which is based on a $400,000 loan amount. The waived origination fee through RMC Mortgage® Corporation is subject to cancellation or change without notice. Buyers must make a loan application by January 31, 2014 with RMC Mortgage® Corporation (NMLS# 203897) a Georgia Residential Mortgage Lender Licensee #24225. *Buyers must also close with RMC Mortgage® Corporation. Please contact your RMC Mortgage® Corporation Representative for exact quotes. Prices, plans and specifications are subject to change without notice. Ryland reserves the right to modify or cancel these offers at any time. Photographs are for illustrative purposes only. Offer may not be combined with any other promotion or incentives. Information shown believed to be accurate but not warranted. See a Sales Counselor for details on available promotions, restrictions and offer limitations. © 2015 The Ryland Group, Inc.

June 2014

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COLDWELL BANKER RESIDENTIAL BROKERAGE

Delivering the Best Service, the Best Performance and the Best Results to You 2014 Top Performers – Individuals and Teams Coldwell Banker Residential Brokerage | Alpharetta/North Point Office Top Individual Sales Associates

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Congratulations to these top-producing associates for their outstanding sales performance! With local expertise and global connections on six continents, these trusted associates have the right tools to help you with your real estate needs. We thank our clients for making Coldwell Banker Residential Brokerage their real estate company of choice in Atlanta.

Mary McP herson

Mary McPherson | Manager, Alpharetta/North Point | Coldwell Banker Residential Brokerage

ColdwellBankerAtlanta.com 3800 Mansell Road, Suite 100 Alpharetta, GA 30022 | 770.642.0399

Real estate agents affiliated with Coldwell Banker Residential Brokerage are independent contractor agents and are not employees of the Company. ©2015 Coldwell Banker Real Estate LLC. All Rights Reserved. Coldwell Banker Real Estate LLC fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Operated by a subsidiary of NRT LLC. Coldwell Banker, the Coldwell Banker logo, Coldwell Banker Previews International and the Previews logo are registered and unregistered service marks owned by Coldwell Banker Real Estate LLC. 10653ATL_5/15

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June 2014

Milton home sale report as of May 31, 2015 Brought to you by: Mike Stevens, RE/MAX Around Atlanta The average asking price for a new home in the area tops $844,000!

After a fairly significant slowdown in April home sales, May picked up again to keep the year on pace with the very good Q1 results. At the end of Q1 there are approximately 400 homes currently listed as “active” for sale in the Milton and Cambridge High School districts. In addition there are 212 pending closings which is

nearly identical to last month. We are averaging about 70 homes closing per month which is pushing down the absorption stevens rate to just below the healthy or balanced market level of a 6 month supply of homes. (400 available homes with average of 70 sales per month would take 5.7 months to sell) Everywhere you turn you

New Construction Sales History Year

# SOLD

Avg. Close

SP/LP

Highest sale

Lowest sale

2015*

41

$681K+

99.30%

$1.35K

$440K

2014

72

$739K+

99.90%

$2.5M

$402K

2013

109

$598K+

99.64%

$1.85M

$213K

2012

89

$499K+

99.21%

$1.85M

$205K

* Partial year results to date and will likely increase significantly during the year.

SP/LP% is the average final sales price to the original asking price. see new homes for sale. There are 36 neighborhoods with

available new construction providing strong competition for sellers in the $500,000 plus price points. Buyers are comparing resale homes to new construction and expect the resales to also be “move in ready”! The catch for new home buyers is that there is very little inventory of new homes ready to move in.

Buyers often have to wait 6 months or more for their new home to be completed.

The average asking price for new construction is currently over $844,000. This is up significantly over the past 4 years.

In 2012 the average selling price for new construction was $500,000, in 2013 it rose to nearly $600,000 and in 2014 it topped $739,000. As the price of vacant land has more than doubled over that span, builders have significantly increased the size and upgrades of what they are selling.

If you are looking to sell your home in the next few years I strongly encourage you to prepare your home to compete with the new home market, as buyers will often deduct much more than the cost of just making the improvement ahead of time.

Speak with a very experienced agent who understands how and what to upgrade prior to doing anything on your own as some upgrades have little to no return and some will return double or triple your investment if done properly.

The area of sales is defined by all single family detached homes districted to Milton and Cambridge High Schools.

Mike Stevens is a 15 year resident of Milton and leading Milton Residential Real Estate Specialist with RE/MAX Around Atlanta. Mike can be reached at 770-905-7053 or www.MoveToMilton.com

A good investment Brought to you by BILL RAWLINGS Vice President/Managing Broker, North Atlanta Atlanta Fine Homes Sotheby’s International Realty First impressions are as important for houses as they are for people. If you are considering selling, focus on improving the home's exterior and curb appeal to make it more marketable when placed for sale.

The first step with updating curb appeal is a property assessment. Pay attention to what is overgrown, what is obscuring windows, what needs to be pruned or taken out, and distinguish between dying trees and those that just need a bit of care and attention. When it comes to buying plants and flowers, choose ones that are best suited to your region and lifestyle. Be honest with yourself—if you do not have the time or the inclination to maintain your exterior plants, engage the regular services of a landscaping maintenance company. It is important to protect your

landscaping investment and keep your property looking its very best.

Showcase your yard at night by adding lights. rawlings Exterior lighting goes beyond security to function. From rope lights, to walkway or garden fixtures there are all sorts of options to light up your home's exterior.

Most of all, remember that everything doesn’t have to happen at once. Weigh your needs versus your desires when it comes to renovating your yard and deciding which features to add—especially if you're on a tight budget. Even a little bit of money can go a long way if you prioritize and opt for features that are functional rather than purely aesthetic. This way you can remain within your budget—time-wise and costwise—while still progressing toward a complete landscape renovation.

Article adapted from Dwell.

June 2014

Real estate report • Sponsored Section

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The Milton Real Estate Specialist

COMING SOON Morning Mountain Way $525,000

ACTIVE Kentworth Circle $439,000

ACTIVE Majestic Cove $685,000

ACTIVE Chipping Wood Court $650,000

SOLD Manor Bridge Drive $1,490,000

SOLD Tolhouse Court $985,000

SOLD East Bluff $865,000

SOLD Drummond Pond $1,200,000

SOLD Creek Club Drive $535,000 $

SOLD Heron Run $650,000

Atlanta Magazine

SOLD Autumn Close $589,000

SOLD Alpha Woods Drive $599,000

Over 200 Milton Homes Sold.

No one knows Milton better!

All listing clients receive complimentary; professional photography, home warranty, staging consultation, pre-listing inspection, comparative market analysis, appraisal (if needed), interactive digital floor plan, custom virtual tour website and the most comprehensive print and online marketing available.

MIKE STEVENS

770-905-7053 (cell)

mike@northatlantateam.com www.movetomilton.com www.crookedcreekhomesales.com

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Top 10 showing mistakes By: Eve Jones Harry Norman Realtors There’s a lot to do in preparing your home for sale; updating kitchen and baths, painting inside and out and freshening up landscaping.

After investing money and time in these projects, don’t forget about how to show your home the right way. The National Association of Realtors conducted a survey among buyers’ agents in which the ten top showing offenses were identified. Here’s what they said: 1. Leftover homeowners. It is more than unnerving to walk in on homeowners taking a nap or in the midst of a shower (trust me; it has happened to me). Or, there’s the homeowners that insist on being present at the showings and stalk the buyers as they walk around. All of these scenarios will turn buyers off and waste that opportunity to sell.

2. Pets and their messes. Do not leave your pets at home, if at all possible. Regardless of how “friendly” they are, they scare agents and buyers. I actually showed a home where the crazy, hissing cat cornered us in a room and wouldn’t let us pass. And, litter boxes should be emptied and put in the garage where they will be least offensive.

3. Bad smells. This is self-explanatory.

While your home is on the market, avoid cooking fragrant food (onions, bacon, garlic, curry, etc.). Buyers are very sensitive to odors that you’ve become immune to in your own home.

4. Critters running wild. I actually came face-to-face with a mean-looking raccoon in a basement once, but more often we may encounter smaller critters like squirrels in the attic or a home infested with bugs. Have your home checked out for any wildlife before you list.

5. DYI renovations. Buyers and their

agents can spot a DYI makeover pretty quickly. The most common offenses are really bad paint jobs and bathroom tiling.

These unappealing updates give buyers reason to pause (and pick another home).

6. Dirty, cluttered homes.

Your home should be spotless when you are selling. We jones are talking clean bathrooms, fresh caulking, gleaming floors, counter tops and baseboards. If you cannot get your home this clean, hire a professional. It will be the best $300 you ever spent!

7. Personal information left in sight. Buyers will be nosey. They will look at your bills left on the desk (hopefully they don’t say “final notice” and give away your financial situation).

Don’t give buyers access to such personal information.

8. Too dark. This is one of my pet peeves.

There is nothing more off-putting than walking into a cold, dark home. That makes for a terrible first impression. I tell my sellers to turn on every single light because buyers prefer light, bright homes.

9. Keys missing from lockboxes. Or, lockboxes left inside the home. OK, this may be a tie for my number one pet peeve. If agents have gone to the trouble to make an appointment and drive their client to your house, make sure they can open the door. It sounds obvious, but it has happened to me more times than I care to remember.

10. Distracting family photos. A few family photos are fine, but life-size nude maternity portraits (not that there’s anything wrong with them) should be put away. Let’s keep the buyers focused on the features of your wonderful home!

June 2014

Real estate report • Sponsored Section

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This beautiful lake-front home located in the Milton High School District is “move-in” perfect. This lovely must-see executive home with new wood floors on the main, new paint inside and out, and three car garage offers an unbeatable location between downtown Alpharetta and Crabapple! Call today for an appointment.

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Home trends >>

High tech kitchens in high demand Brought to you by Harry Norman Forsyth Office The digital craze has affected virtually every aspect of life, but perhaps nowhere is it more useful than in the home.

From keeping your property secure to saving water and energy, digital upgrades can give your house a modern edge that adds convenience, cuts costs and improves resale value.

Within the home, the kitchen showcases the digital trend more than any other room.

Smart appliances simplify

tasks for homeowners while adding sleek design to spaces.

Homeowners can now control stoves via smartphone and microwaves have the ability to sense when food is warmed just right. Can’t remember if you’re out of milk? A smart refrigerator will tell you via text if you need to make a stop on the way home.

Even seemingly basic aspects of the kitchen are getting futuristic makeovers. No place is this more evident than with faucets. Evolving tremendously over the last decade, faucets

today embrace a blend of style and function with high-tech features that impress guests and potential buyers while making your life easier on a daily basis.

In fact, if you’re looking for a manageable first step to transform your current kitchen into a high-tech powerhouse, the faucet is the perfect starting point. Here are some things to consider as you shop for a digital faucet: 1. Does the faucet help keep the kitchen healthier (or more hygienic)?

More than just access to water, look for digital faucets with features to help keep the kitchen more hygienic. For example, DidU-Wave digital faucets from Danze Inc. have a 3-inch infrared sensor for motion-activated functionality perfect when your hands are full or dirty. Just imagine not having to touch the faucet to wash your hands after handling raw meat or dirty dishes. Eliminating touch means eliminating the spread of germs.

2. Does the faucet help save water?

A sensor makes it easy to access water, but what if you forget to turn it off? Especially important for the busy home cook or household with kids, a faucet that shuts off automatically if movement is not sensed is an important feature.

While some digital faucets stay on two or more minutes, 60 seconds is the time to fill an average pot, so watch for a faucet that runs more than is necessary. That way you won’t waste water when you or someone else is in a hurry or simply forgets, which not only helps the environment but also helps save money on utilities.

3. Do the high tech features make life easier?

A good digital faucet will help make kitchen activity easier so you can maximize your time and minimize stress.

Unique features of Danze digital faucets include LED task lighting at the tip of the spray head that provides spot lighting for easy sight no matter what you’re doing, and SnapBack Technology that ensures the head will comfortably snap into place after every use for a tidy kitchen with less effort.

4. Is the faucet stylish?

Much like jewelry accentuates an outfit, a faucet is a key focal point of the kitchen.

Look for a stylish faucet with advanced features that marries fashion and function.

Gooseneck designs in chrome or stainless steel are classic options that

match a variety of kitchen aesthetics, so you can have timeless style alongside

helpful benefits.

High-tech kitchens are here to stay in American homes.

This growing trend adds value while making the heart of the home more useful. Start with a digital faucet and explore all the opportunities to upgrade your kitchen.

Harry Norman Realtors®, Forsyth/Lake Lanier Office 1664 Market Place Blvd., Cumming, GA 30041 770-497-2000 Used with permission, © Brandpoint, 2015.

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Nine tips to help you make a smooth move (NAPSI)—Millions of Americans move to a new home every year. The next time you’re among them, you may be able to save time, trouble and money if you heed a few hints on driving a moving truck.

These come from the experts at Penske Truck Rental: 1. Give yourself plenty of time. Chances are, the trip will take longer than the GPS predicts. Be aware of when rush hour is likely to be in communities you’ll drive through.

2. Sit awhile before you drive. Don’t take off until you’ve familiarized yourself with all the truck’s switches and gauges. Make sure the mirrors are properly adjusted.

3. Watch out for blind spots. The Federal Motor Carrier Safety Administration points out that trucks have oversized blind spots known as the “No-Zone.” Bear these in mind, especially when changing lanes or coming to a stop.

4. The things you carry.

Truck rental agreements generally include language from the U.S. Department of Transportation prohibiting the “carrying or hauling of explosives and other dangerous articles.” That means don’t pack such flammable items as paint, chemicals, cleaning materials, solvents, propane,

gasoline and so on. Your rental agent can help you tell whether something you want to bring along is allowed.

5. Be smart about size.

“Trucks are taller, wider and may weigh up to 10 times more than the average car,” explained Don Mikes, senior vice president–rental, Penske Truck Leasing. They also take longer to stop. Ease off of the accelerator early when approaching a stop. This also helps keep your cargo from shifting.

6. Protect your property.

“Most insurance and credit card companies won’t cover truck rentals under existing policies,” Mikes added. If your

insurance company is among them, consider signing up for additional coverage options to protect yourself and your belongings. You may feel more confident knowing that his company offers free 24/7 emergency roadside assistance.

7. Look for a sign. Pay attention to road signs pertaining to trucks such as weigh station stops, truck or lane restriction signs and overhead clearance postings.

8. Park smart. Set the emergency brake every time.

9. Learn more. You can find further useful moving facts and tips at www.PenskeTruckRental.com.

June 2014

Real estate report • Sponsored Section

Organization – Rewarding Brought to you by Babs Price Atlanta Fine Homes Sotheby’s International Realty Organizing your home can be a painful, overwhelming process. I recently organized my kitchen with the help of my friend and house cleaner. I decided that it was time to do this after going to my niece’s home she had just moved into in Atlanta. I had to get a knife from a kitchen drawer for her and was SO impressed with how neat and organized her kitchen drawers were. I decided I wanted to live like this!

First step is how to organize the drawers. Okay, I saw my niece’s bamboo dividers in her kitchen island and thought, ‘I could order some.’ It ended up being an easy find on the internet. My friend helped me get rid of duplicate kitchen gadgets and items I had not used in a few years. There is a terrific thrift store nearby, so those items I didn’t need found a new home there. My drawers now look fabulous.

Second step was how to organize the cabinets. The ones on the bottom only have one dinky shelf. The shelf is so far back in the cabinet that I can barely reach the items there.

So back to the internet to find out how to retro fit drawers. There I found pull out drawer heaven. I spent a couple of evenings of research

and measuring.

The web site I found sent me the easy-to-assemble products right to my front door with no shipprice ping charge and 10% off the purchase price. After several sessions with my friend and house cleaner we organized every lower cabinet and deep drawers.

Of course we had to tackle the upper cabinets next.

The third step was organizing the bar and crystal. I ordered more pull out drawers.

Once they were installed, the crystal did not look very clean.

So of course I had to make the glasses sparkling clean. While we were at it, we removed all the shelf liners and scrubbed every cabinet and drawer.

After completing the kitchen, I am continuing to tackle the rest of my home. I have fallen back in love with my kitchen. It is a pleasure to open the drawers and cabinets and know where everything is.

The inside of the cabinets look like a display at a department store.

All thanks go to my niece and my house cleaner (who I tell is OCD.) The bonus was getting rid of things i didn’t need and giving those items to someone who does need them.

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We Connect You to…

5 of the Top 10 Wealthiest Communities in Georgia with Incomes over $150,000 • Berkeley Lake – 41%* • Milton – 36% (Milton Herald)

• Johns Creek – 30%

(Johns Creek Herald)

• South Forsyth – 27%

• Alpharetta – 23%

• Dunwoody – 26% • Druid Hills – 26% • Sandy Springs – 25%

• Roswell – 22%

(Revue & News)

(Forsyth Herald)

(Revue & News)

• Peachtree City – 21%

The Milton Herald, The Johns Creek Herald, The Alpharetta/Roswell Revue & News, and The Forsyth Herald are the primary local newspapers in the 2nd, 3rd, 4th, 8th and 9th wealthiest cities in Georgia.

Our Readers Should be Your Customers: • • • • •

Reach over 139,650 Loyal Readers 66% of Appen Readers earn $100,000+ 33% of Appen Readers earn $150,000+ 71% Are College Graduates or Post Grad.

74% Use our Newspapers to Purchase Goods and Services

• • • •

Milton Herald Circulation: 10,000 Forsyth Herald Circulation: 17,000 Johns Creek Herald Circulation: 20,000 Revue & News Circulation: 28,000

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Online: NorthFulton.com & NorthsideWoman.com 319 N. Main St., Alpharetta, GA (about 15 miles N. of Atlanta) • Contact us now: 770-442-3278 x100

* Community income data from Atlanta Business Chronicle Sept 16, 2011. ** 27% South Forsyth residents have income greater than $150,000 and 52% greater than $100,000. All of The Forsyth Herald circulation is in South Forsyth County (from the county line up to Cumming). Data for South Forsyth income from Appen 2010 CVC Audit.