Real Estate Report - April 2023

April Special Section

Selecting bedroom furniture…

Brought to you by -

Riccardo Apreda, Tuscany Fine Furnishings

When assisting my clients in making furniture selections for the bedroom I always stress the importance of space planning. Many costly mistakes can be avoided when precise measurements are taken. Determine the placement of the bed keeping in mind the difference in dimensions between a king, California king and queen size bed. A king size bed usually measures 85 W x 90 D, a California king is longer and measures 94 D. A queen size bed usually measures 67 W x 90 D and there is not a California queen.

Beds will vary in height depending upon their style and mattress being used. A platform style bed will always be lower than a panel or posted bed. Complete beds which include headboards, side rails and foot boards, will be higher than a headboard attached to a mattress frame. Choosing a bed is much like finding the perfect chair, comfort, style and functionality all play in determining the perfect fit. A current trend is the upholstered bed, available in many frame choices from tufted to tailored with a great selection of fabrics to choose from. Do not be afraid

to select fabrics, most can be treated by a guaranteed protection plan.

After you have decided on your bed consider the space you have available on either side for night stands. Here are some guidelines to consider regarding bedside tables keep the height even or slightly below the height of the mattress. Keep in mind that bachelor’s chests are always larger than night stands and can provide extra storage while making a stunning statement when space permits. Night stand dimensions range from 30 W/ 32 W, while bachelor’s chests measure 38 W/40 W. Whether you choose symmetry or would like to use two different bedside pieces be sure they are equal in height and in proportion to one another. Be sure to balance your lighting on either side of the bed. I often add artwork or mirrors over the nightstands and chests bringing another visual dimension to the room.

If drawer space is needed a dresser and chest of drawers may be added to the room, many bedrooms have large closets and extra storage in not a necessity. You may want to choose a console or media chest to bring balance to the room. I prefer to use a freestanding or wall mounted full length mirror rather than placing one over a dresser. A

chaise or a couple of comfortable chairs and ottoman will provide a pleasant relaxing retreat.

Remember this is the room where most of us begin and end our day in, make it beautiful!

Riccardo Apreda, Store Manager, Peter Benedetto & Susan Gerber, Interior Designers all accomplished, award winning interior designers with Tuscany Fine Furnishings, providing … Lifestyle Driven Design...Furnishings for Every Room in Your Home, 1570 Holcomb Bridge Rd. Suite 315, in Roswell, 770-993-0640 ext. 2, Showroom Hours: Mon-Sat 10-6 p.m. Sun. 1-5 p.m… See why…26,000 Families Follow and Shop Tuscany on FACEBOOK, INSTAGRAM, WHATSAPP BUSINESS, GOOGLE BUSINESS AND YOUTUBE...

Everyday!

You have a house contract, now what?

By Lara Dolan, The Craft Dolan Team at Ansley Real Estate

After weeks, months, or even years of searching online sites then touring homes with your Realtor, you’ve finally found THE house, made an offer and secured a binding contract. Celebration and excitement are warranted, but this is just one step in the home-buying process. In Georgia, most Purchase & Sale Agreements have a due diligence period during which the buyers may be released from the contract for any reason or no reason the true intent being to provide the buyer with an opportunity to inspect the home and property. This due diligence period is typically 5-14 days; understandably buyers want as much time as possible, and sellers want a short timeframe to limit how long the property is off market in case the deal doesn’t materialize.

Most sellers provide a Seller’s Disclosure which the buyer should review prior to making an offer. The seller is

obligated to disclose known problems, repairs and defects. Most buyers will hire an inspector who will spend several hours at the property investigating the structure, roof, HVAC, electrical, plumbing and other features and systems. An inspector must be licensed, knowledgeable and able to point out issues without creating unnecessary alarm.

I recently met a couple who purchased a home during the competitive 2021 market. Their urgency to find a property and get an offer accepted resulted in a sloppy inspection and undiscovered defects that have since cost them more than $50,000. In this case, if a structural engineer had been called, they would have noted visible defects. The buyer may still have purchased the home but likely would have negotiated consideration from the seller or at a minimum, finalized the purchase with a better understanding of the issues.

One of our preferred inspectors is Mark Caffiers with D.S. Murphy Inspections. Mark is the perfect example of experience matters. Mark relayed a recent story of an inspection at a home with an old clawfoot tub. “Sometimes intuition helps,” he said. “These old tubs can be

notorious for issues with the drain trap below the floor. So, I filled the tub, let it drain and initially there was no leak. Two hours later I took another look and found a bit of water in the screened-in porch…right below that tub.”

We work with experienced inspectors, but they recognize they are generalists. In many homes it is prudent to have specialists thoroughly evaluate structures and systems. In tight due diligence timeframes, it is good practice to set these appointments in conjunction with the main inspection rather than wait until the inspector’s report comes out recommending further evaluation. For example, the buyer may want the HVAC, roof, septic, pool, and potentially structural, electrical and plumbing specialists to review the home particularly if the home is older or if there are visible items that raise an eyebrow.

Depending on the size of the home, the general inspection should cost $450-800, and most inspectors offer a radon test option. Additional specialists mean more cost, but $1000-$1500 on inspections is money well spent if it provides the right insight into what is most buyers’ largest financial invest-

ment and asset.

We maintain a list of experts who are eager to assist our clients with all types and levels of inspections and because of our longstanding relationships, our referral partners are typically available on short notice.

For sellers, inspections can be nerve-wracking, and it can be easy to take an inspector’s findings personally. “A good inspection report will be well written and just the facts, inspectors should not be hypothesizing on what might happen, but should state current conditions,” says Caffiers.

A good inspection protects everyone in the transaction and gives both parties the opportunity to negotiate repairs and sometimes financial compensation. On both sides of the deal, experienced Realtors can assist in this negotiation; helping the buyer determine what is most important and the seller determine which items to agree to address and which not to.

The goal of due diligence? Ensuring both parties understand and have confidence in the property central to the transaction so that signing at the closing table is a happy, amiable experience for everyone.

DOLAN

Nothing Compares.

Scan to view this month’s collection of featured properties exclusively represented by our firm.

Five tips for managing house hunting stress

Brought to you by – Bill Rawlings and Sherri Conrad, Atlanta Fine Homes Sotheby’s International Realty

Often compared to dating, shopping for the right house involves investing time and energy with no guarantee of return, putting yourself out there to “try on” options that don’t fit, getting stood up a time or two and showing up to do it all over again until you meet “the one.” Also, it’s often paired with other stressful events—getting a mortgage, relocating or starting a new job.

Bill Rawlings and Sherri Conrad

No surprise, then, that it ranks so high on the life stress inventory; however, there are ways to soften the impact. Here are a few strategies that take the pressure from intense down to manageable:

1. Acknowledge the overwhelm. You aren’t crazy. You’re buying a house. This comes with a lot of decisions, details and perhaps a few

tough conversations. It’s going to involve some waiting. You’re going to feel heightened emotions and second-guess yourself. All of the above is extremely normal.

2. Work with the right agent. Do yourself a favor and make the complexities of lending, negotiating and buying as easy as possible by working with experienced, qualified professionals who are worthy of your trust. A good agent will anticipate your needs, listen to your concerns, offer vetted resources and make the process seamless.

3. Only view a few houses at a time. An easy way to get overwhelmed? Pack a lot of showings into a small time frame, and not allow yourself time to process your impressions and responses. It’s easy for all those options to blend together. Whenever possible, take your time.

4. Face facts from the beginning. Being upfront and disclosing everything at the outset might mean you have a few tough conversations ahead of you regarding financing or timing, but those conversations are always preferable to realizing too late that a negotiation fell through because you didn’t have them.

5. Act without regret.

When it’s time to make an offer, don’t act from fear or take the easy way out. Make an offer you won’t regret later.

Stress always accompanies change and transition, but it doesn’t need to be the only thing you remember about the experience. The best way to handle the overwhelm is to ask for help. If you need assistance staging your home or have any other real estate needs, please contact Atlanta Fine Homes Sotheby’s International Realty at 770.442.7300. We would be happy to assist you!

Compiled and edited by Angela Valente, Marketing Copywriter/ Copyeditor

North Fulton market update

Brought to you by Wesley Hansard, Harry Norman Realtors

The North Fulton Real Estate Market had a very strong Q1 in 2023. We continue to see home prices rise and the lack of inventory in the overall market is pushing the demand and prices higher. We did see a longer, but normal, average days on market for the start of Q1. Coming out of the holidays and the high interest rates, compared to 2022, contribute to this. We are, also, not seeing as many over asking price contracts, as compared to 2022. In the first Quarter, the average sales price to listing price ratio was 98.3%. In 2022, this ratio was around 101%! If you are looking to buy or sell, you need to be informed about what is going on in the industry, and I would be happy to help you out.

How does a School District impact home values?

Brought to you by - Sam DiVito, REALTOR® HOME Real Estate, The Kloster Group

We all know the age-old saying location, location, location. When it comes to school districts, this reigns even more true. Even if you never plan to have school-aged children, buying in a good school district brings a multitude of benefits to your home's value. A good school district typically means safer neighborhoods, access to sidewalks, restaurants and shops, better parks and recreation departments and active communities.

All of this leads to the higher price points for homes located in these areas. The link between school districts and property value is so strong that there has been a recent trend of foreign real estate investors buying property in certain school districts without ever seeing the house. That's how sure they are that the value of the property will increase.

When a market starts to correct itself or has a downturn, the schools can significantly impact how much

the pricing fluctuates in those areas. People will always pay more to invest in their children's future, so it is a great strategy to buy in an area that will likely maintain stable and rising home values. It's not just important to find a real estate agent who is knowledgeable about houses. They should also have extensive knowledge of the house's surrounding area to best guide each buyer on school districts and the areas in which each school excels to best fit their specific

needs. Homebuyers are encouraged to gather information and research from various sources and tour each school to find the right one for their family!

Investing in your home is one of the hardest and most important decisions you will make for your family. You don’t have to do it alone! Call or email Sam today and we’ll evaluate your needs and get your family into the best schools the area has to offer. Call 404-8035999 or email sam@homegeorgia. com and get a response within 24 hours.

Move-in ready Charleston inspired homes available now at Hillandale in Historic Downtown Roswell

Brought to you by - Berkshire Hathaway HomeServices Georgia Properties’ New Homes Division

For a limited time, Patrick Malloy Communities is offering a 4.99% 30-Year Fixed interest rate on available homes at Hillandale, a charming Charleston inspired neighborhood located just minutes from the heart of Historic Roswell. Hillandale offers elegant interior finishes and unique designs and features sophisticated four-and five-bedroom thoughtfully curated homes with an abundance of entertaining spaces both indoors and out. Luxury features can include a unique moving wall of glass doors that lead to outdoor living areas, primary suites, 10 ft ceilings and hardwoods on the main level, as well as high-end stainless-steel appliances.

In addition to amazing interior details, the impressive homes at Hillandale include a variety of features including an irrigation system, tankless water heater, free-standing tub, gas lanterns per plan on front patios, pebbled driveways, and community sidewalks. Front and year lawn maintenance are also included in the HOA.

There are several move-in ready homes available including the popular Windham situated on lot 9 which offers a lavish owners retreat on main level. The grand 2-story entry foyer gives glimpse to the wonderful flow and functionality of this home. The dining area with butler’s pantry has room for seating 10+ guests. The chef’s kitchen with oversized island and breakfast bar opens to the fireside family room with beamed ceilings. This four-bedroom and four and one-half bathroom home is offered at $1,049,395.

On Lot 10, the Galway plan does not disappoint with its spacious open concept living and guest suite on the main level. The impressive kitchen boasts upgraded finishes, center island, stainless steel appliances and double ovens. The covered patio off the kitchen is ideal for large scale entertaining. Upstairs find an impeccable owner's suite with sitting room, a loft, and generous secondary bedrooms for a total of four-bedrooms and three-and-one half baths. Offered for $1,126,060. Looking for a basement? There is also a Galway situated on Lot 23 with a full unfinished basement for $1,209,965.

The Tierney situated on homesite 11 is a striking two-story home featuring four bedrooms, three and one-half baths and is perfect for entertaining with open living spaces and a chef’s kitchen with the latest in design. There are three large secondary bedrooms and a large loft. Priced at $1,128,955, this discerning home includes hardwoods on the main level and an extensive list of designer upgrades.

Homeowners at Hillandale enjoy a convenient and central location with easy access to local dining and shopping in historic downtown Roswell. The Chattahoochee River and pristine parks envelop the area creating a wide array

of recreational activities. The Chattahoochee River Nature Preserve is just a short drive away with kayaking, biking, and walking trials, and a summer music series. Districted in Roswell's highly acclaimed school system, Hillandale is a neighborhood suited for any lifestyle.

Patrick Malloy communities, founded in 1994 by Patrick Malloy, builds new homes in Metro Atlanta and Savannah, Georgia. To date, the company has developed over 11,000 homesites and built 7,000 homes with a total of more than $4 billion in sales. Accolades include multiple mentions in the Atlanta Business Chronicle’s top 20 Homebuilders and numerous profes-

PROVIDED

sionalism awards, including community of the year awards. Patrick Malloy communities also received a 2022 Guildmaster Award from GuildQuality for demonstrating exceptional customer service within the residential construction industry.

For more details on Hillandale, visit PMCommunities.com, call 770/254-5372 or visit the sales center at 3025 Barnes Mill Ct. Roswell, 30075. Patrick Malloy Communities is represented by Berkshire Hathaway HomeServices Georgia Properties’ New Homes Division. BHHSgaNewHomes. com. An Equal Housing Opportunity.

7 Timeless kitchen trends that will never look outdated

cabinet fronts, these functional features will never be outdated.

Between expensive appliances, custom cabinets, and costly countertops, we spend a lot of money on our kitchens. In fact, according to John Hogan, Owner of Remodeling Expo Center in Roswell GA, the median spend on a kitchen remodel was $32,000. To make sure that all of this money isn't creating a kitchen we'll want to update again in five years, the trick is to incorporate timeless design elements that won't soon go out of style. By choosing kitchen features that can stand the test of time, you'll save yourself money (and the work of remodeling) down the line.

So, what are the kitchen trends that won't make you cringe a few years from now? Skip the trendy color of the year and follow these timeless kitchen ideas that have been loved for decades.

Neutral Paint Colors

The classic white kitchen is sometimes critiqued for being a little boring—but there's one solid reason to opt for this color in the kitchen: It will never go out of style. According to Remodeling Expo Center, a whopping 43 percent of renovating homeowners opted for white cabinets. Not sure which shade of white to go for? Don’t worry, soft greys are also just as popular and combining the two work well also.

Shaker-Style Cabinets

Known for their simple design and recessed-panel doors, Shaker cabinets have been in-style for more than 100 years. Shaker cabinets are popular in farmhouse kitchens, transitional kitchens and are the perfect element to update an otherwise traditional house.

Drawer and Cabinet Organizers

I'm calling it: Organization will never go out of style. And while features like built-in baking sheet dividers and pull-out cabinet drawers haven't been around for that long, when hidden behind unfussy, timeless

Built in Appliances

Nothing finishes off the look of a kitchen like the smooth finished look of a built-in appliance. Especially the refrigerator and the microwave. And conversely, nothing looks more outdated than a refrigerator or microwave sticking out or on the countertop. A thoughtful kitchen design should include clever and seamless appliance installation.

Natural Materials

Adding in natural materials like wood and stone will ground the space and keep it classic. If you want a timeless look, resist the urge to create an ultra-modern kitchen full of shiny stainless steel and engineered materials. Resist the feeling that “natural” equals “old”

White Marble “Look” or Butcher Block Countertops

The white marble look will always be an elegant choice for kitchen countertops, but if the maintenance and potential for staining has you worrying about its longevity, consider using quartz. For a more classic look consider butcher block. The go-to choice for farmhouse kitchens, butcher block will wear beautifully over the years and you can prepare food directly on it.

Subway Tile

Subway tile is not only versatile enough to work with many different decor styles, but you probably won't get sick of it in five years (after all, the look's been around for over 100 years). While it may be tempting to go with a trendy backsplash, like metallic tiles, sea glass, or bright geometric tiles, opt for something a little simpler if you want a backsplash with staying power.

To learn more, contact The Remodeling Expo Center at 404 910-3969 or stop in at 48 King Street, Roswell, GA 30075. www. RemodelingExpo.com

Brought to you by - Remodeling Expo Center

How to protect your property

Brought to you by - Geerdes & Associates

The first thing you should do after buying a property is to protect it. This sounds like common sense, but we are not talking about insurance - we’re talking about protecting your house after your death. People don’t usually think about what happens after they pass away, which is unfortunate, because oftentimes their property ends up in court and at the mercy of creditors. Especially in Georgia, where properties aren’t protected by an automatic right of survivorship, many end up losing their homes after the homeowner passes away or are forced to pay exorbitant court fees to keep it.

GEERDES

trust. Unlike a Will, assets in a trust never have to go through probate. There are two types of trust: Revocable and Irrevocable. A Revocable Trust, if set up correctly, can ensure that your property passes to your beneficiary right after your death. An Irrevocable Trust provides more protection as assets. However, there are different types of Irrevocable Trust depending on the level of asset protection and estate tax planning. An advanced estate planning attorney is important to set up any trusts, especially the more advanced Irrevocable Trusts.

How can you make sure your hard work doesn’t go to waste? The best way to protect your property is to place it in a

It’s best to consult an estate planning attorney to see your options for protecting your home and life savings. Time is of the essence, and don’t wait to protect what’s important to you, for those important to you before it is too late. Contact us today at 770.209.2346.

The Medicaid estate claim – how Medicaid can take YOUR house

Brought to you by - Michelle Wilson, Attorney, Wilson Legal

Did you know that Medicaid can take your house? Section 2398 of the Georgia Medicaid Manual states that Medicaid can demand reimbursement for benefits received from any estate worth $25,000 or more and any estate that contains a home. The average amount of time someone needs skilled nursing level care – the highest level of care and the level that requires the most caregiver hours is three (3) years. The average cost for that care monthly is $11,000 to $15,000 per month. Medicaid pays a lower rate of $9,036 per month. If you have Medicaid benefits and spend your last three years in a nursing home, then Medicaid can demand that

your estate pay them $325,296 (36 months times 9,036 dollars per month) after you die. That could be all the equity you had in your home.

WILSON

That means your kids would get nothing from you if your primary or only asset was your home. Yikes! If you have a will, you still have to go through probate and would be subject to this estate recovery policy. If you have a life estate deed, your home may still be subject to estate recovery.

We can help you protect your home from Medicaid Estate Recovery. If you or your parents are at least 60 years old or even into their 70s and 80s, it’s time to ask about your options. Call us at 770-205-7861 to ask about setting up a strategy session to save your home today.

Have you thought about where you’ll retire?

Brought to you by –Dan

Griffin, Compass Realty

If you’re approaching retirement age, it’s important to start planning for where you’d like to live as you get older. Especially if you’ve lived in the same place for many years, you may not want to leave the familiarity of your community. However, you may need to renovate your home to make it safe by adding ramps, a stair lift, or walk in shower. It's also important to think about how you’ll manage home maintenance as you age. Consider whether you’ll be able to access public transport nearby if you’re unable to drive as you get older.

Downsizing can be a great way to cut down on home maintenance costs. Just remember to factor any cost-of-living differences and moving expenses into your decision making.

GRIFFIN

Many retirees choose to downsize or relocate to be closer to family or to enjoy warmer weather. If you’re thinking about moving, make sure you choose a place where you’ll have access to healthcare, public transportation, and opportunities for socializing.

Moving into a continuing care retirement community is another option you may be considering. Although these usually have a significant upfront cost, they can give you peace of mind about the future. You don’t have to worry about access to healthcare and amenities because everything is at your doorstep. These communities also offer plenty of opportunities for social connection. Just make sure you’re aware of the ongoing fees and contract terms before you decide.

Choosing where to retire is a big decision that has many implications for your future. That’s why it’s important to take control by beginning to plan for your retirement sooner rather than later.

Jodi

| $829,900

770.374.4500

Kristina

| 404.414.9944

Jodi

VALERIE LEVIN

Senior Vice President, Managing Broker Midtown | Dunwoody & Sandy Springs

D. 770.238.7719 | O. 770.393.3200

Valerie.Levin@BHHSGeorgia.com

BERKSHIRE HATHAWAY HOMESERVICES GEORGIA PROPERTIES

2655 LAKESIDE TRAIL CUMMING, GA 30041

Mekyten |

175 BLACKLAND ROAD NW ATLANTA, GA 30342 | $6,695,000 Jessica Li | 404.754.6555

211 CUTBANK COURT ATLANTA, GA 30331 | $434,999

Blass

2233 PEACHTREE ROAD NE, #802 ATLANTA, GA 30309 | $625,000 Bru Krebs | 404.984.0243

2575 PEACHTREE ROAD NE, #8G ATLANTA, GA 30305 | $539,000 Jose Vazquez | 404.218.2820

1896 WYCLIFF ROAD NW ATLANTA ATLANTA, GA 30309 | $1,249,000 Erin Osterland | 770.344.9181

1057 SHEPHERDS LANE ATLANTA, GA 30324 | $899,900

Mekyten | 770.374.4500

1828 HUNTINGTON HILLS LANE NW ATLANTA, GA 30309 | $1,150,000 Kirsten Conover | 404.386.1103

104 ANSLEY VILLA DRIVE NE ATLANTA, GA 30324 | $674,900 Beverly Jones | 404.550.2198