Backpacks & Buyer’s Guides
Why back-to-school season is the perfect time to find your next North Atlanta home
Brought to you by – Lauren Palmer, Realtor | Founding Member | HOME Luxury Real Estate, North Atlanta
As summer winds down and lunchboxes, supply lists, and carpool lanes make their annual comeback, many North Atlanta families find themselves settling into a familiar rhythm. But while you’re getting your kids ready for a fresh school year, it might also be the perfect time to think about a fresh start for your family—at a new address.
Back-to-school season in areas like Sandy Springs, Roswell, Alpharetta, and Milton isn’t just about notebooks and new shoes—it’s about community. And if you’ve been eyeing that move to a larger home, a
quieter street, or a neighborhood with top-tier schools, now is a golden window of opportunity.
Here’s why:
1. School Zones Matter—A Lot.
In North Atlanta, toprated public and private schools drive real estate demand. Families planning a move are often making school proximity their number one priority. Buying now means you can lock in your spot in a highly desirable school district—not to mention skip the scramble next summer.
2. Inventory Sweet Spot.
Late summer and early fall can be a great time to buy. Many sellers who listed in spring are more motivated by now, and fewer buyers are competing once the school year starts. Translation: better negotiation opportunities for smart buyers.
3. Family Priorities Are in Focus.
There’s something about the backto-school energy that makes everyone reevaluate what’s working—and what’s not—about their home. Maybe you need a dedicated Zoom-proof office, a backyard big enough for a soccer goal, or a guest suite for the in-laws. Now’s the time to align your lifestyle with your living space.
4. You’re Already in Planning Mode. Between school calendars, sports schedules, and holidays on the horizon, you’re already juggling logistics. Why not ride that momentum and get ahead of the new year with a smart real estate move? At the end of the day, home isn’t just
where you sleep—it’s where you study spelling words, host birthday parties, and cheer from the front yard on the first day of school. North Atlanta is full of incredible communities where your family can thrive—and back-to-school season just might be the ideal time to find the one that fits you best.
Whether you’re dreaming of tree-lined streets in Roswell, the walkability of Alpharetta’s city center, the family-friendly feel of Sandy Springs, or the equestrian elegance of Milton, I’d be honored to help you find your next chapter.
Here’s to fresh starts, sharpened pencils, and new front doors. Happy back-toschool, North Atlanta!
If you are interested in finding the perfect HOME for your family, please reach out to Lauren Palmer at Lauren@ HOMEgeorgia.com.
PALMER
How to prep your home for a sale
— even in a slower market
Brought to you by – Jamie Keeling, Realtor/Founding Member, HOME Luxury Real Estate
In North Atlanta’s (still very active!) real estate market, the volume of home sales on average are holding steady, but homes are taking longer to sell. The shift from a high-paced seller’s market to a more balanced one means sellers need to be more intentional to attract today’s buyers. If you’re planning to list your home this season, here’s how to get ahead—and get sold.
1. Get a Roof Inspection if It’s Over 10 Years Old. Buyers are especially cautious right now, and roofing issues are one of the most common deal-breakers. If your roof is more than a decade old, have it evaluated before you list. A clean
inspection can give buyers peace of mind. If repairs are needed, addressing them up front can prevent lastminute negotiations or delayed closings.
2. Price with Precision . In today’s environment, pricing too high will cost you valuable time on the market. By studying recent comps in your neighborhood, and working with a knowledgeable local agent, you will be more likely to find the pricing sweet spot. Homes priced correctly are still selling quickly, and sometimes even getting multiple offers.
3. Tidy and Repair the Essentials. Small issues signal neglect. Scuffed baseboards, leaky
faucets, or loose doorknobs might seem minor, but they can turn off buyers. Handle cosmetic updates and knock out that list of quick fixes. If your home has any major structural or mechanical issues, addressing them ahead of time—rather than waiting for the buyer’s inspection—can save the deal.
4. Stage to Sell. Great staging helps buyers imagine themselves living in the space—and that connection can lead to faster, stronger offers. Remove clutter, brighten rooms with natural light, and consider simple updates like neutral bedding or fresh greenery.
5. Don’t Overlook the Exterior The front of your home is the first thing buyers see—whether in person or online. Neatly trimmed landscaping, fresh mulch, and a clean entryway go a long way in creating a strong first
impression. Outdoor living spaces— like patios, decks, or fire pits—are also highly valued. A tidy, well-maintained yard can make your home feel more spacious and move-in ready.
6. Work with the Right Agent & Market Like a Pro. A skilled local agent will guide you on pricing, prep, and marketing—and keep your sale on track from start to finish. In a slower market, it’s especially important to have someone who knows how to position your home competitively and negotiate with confidence.
The Bottom Line: Homes are still selling in North Atlanta—but success now takes more than just a sign in the yard. With thoughtful preparation and the right guidance, you can stand out from the competition and make a great move.
KEELING
The 7-second secret to selling your home
Brought to you by – The Dolan Group
“You never get a second chance to make a first impression.”
We were reminded of this truth just last week.
Two homes. Same neighborhood. Similar size, price, and layout. But one flew off the market in just a few days. The other sat for weeks.
The difference? That first moment.
When our buyers walked into the first home, they felt something. It was clean, light, and welcoming. The rooms made sense. The energy was warm. Our buyer said, “I knew the moment I stepped in — this was it.”
That’s the power of a first impression. It’s not just about how something looks — it’s about how it feels Whether you're meeting a person or walking into a home, our brains make snap judgments in as little as seven seconds. And once that impression is set, we tend to seek out information that confirms it — not challenge it.
We often tell clients: A first impression is like wet cement.
You have a short window to shape it. After that, it hardens — and shifting perception takes a lot more effort.
The age-old principle of making a good first impression has become more relevant in today’s highly visual
world. Social media, photo-heavy listings, video tours, reels — buyers are forming opinions before they even schedule a showing…and if photography and staging aren’t right that showing might never happen.
In a world shaped by social media, video, and curated content, the homes that sell fastest (and often for more) are the ones that feel both aspirational and attainable. Great staging helps buyers imagine themselves living there — not you. It’s not just decor — it’s emotional design. Staging helps buyers feel connected the moment they step in. We want them to say, “This is where I can sip coffee in the mornings,” not, “But where does the couch go??”
At The Dolan Group, we take a fullservice approach to real estate. We treat each home as a unique project and walk beside our clients through every step — not just to list, but to sell well . From prep and photography to negotiations and closing, we manage the details so you can focus on the next chapter. From the first conversation, we listen carefully to your goals and build a plan that makes sense — one that reflects today’s buyer and today’s market. Every home is different. Every plan is custom. But the goal is always the same: to help you sell with ease and for top dollar.
Selling a home deserves a thought -
Final opportunities to build your dream homestead in Milton
Brought
to you by -
Berkshire Hathaway
Tucked into the scenic rolling hills of Milton, Georgia, The Homestead at Milton stands as one of North Atlanta’s most prestigious addresses—and now, only seven estate homesites remain. These are the final opportunities to become part of this extraordinary, gated community, where luxury meets serenity on land steeped in history.
Built on the former site of a beautifully manicured 180-acre golf course, The Homestead at Milton offers an unmatched setting of natural beauty,
privacy, and timeless Southern elegance. This exclusive enclave features expansive 4- to 10-acre homesites, each designed for those seeking space, sophistication, and the freedom to design a truly custom home.
Whether you choose to bring your own builder or collaborate with one of the community’s award-winning custom builders, every residence at The Homestead reflects impeccable craftsmanship and architectural distinction. Homesites are priced from the $900s to over $1 million, with completed custom homes ranging from $4 million to $11 million+.
Ideally located just minutes from the charming shops and dining in downtown Crabapple and the vibrant lifestyle destinations of Historic Downtown Alpharetta and Avalon, The Homestead blends the peace of countryside living with easy access to everything today’s luxury buyer desires. Commuting is simple with close proximity to GA-400, and families benefit from being in one of Georgia’s top-rated school districts—Summit Hill Elementary, Hopewell Middle, and Cambridge High School.
With only seven opportunities remaining, this is your chance to secure a
legacy property in one of Milton’s most coveted communities. Don’t miss this rare opportunity to build your forever home surrounded by lush landscapes, rolling pastures, and like-minded neighbors who value luxury, privacy, and space. The Homestead at Milton is proudly presented by Vision Development Partners. To schedule your private tour, call 770.855.6964 or visit TheHomesteadatMilton.com. Sales and marketing by award winning Berkshire Hathaway HomeServices Georgia Properties’ New Homes Division. An Equal Housing Opportunity.
Why a turnkey, one-stop shop is essential for your bath or kitchen remodel
Brought to you by - Bath and Kitchen Galleria
When it comes to remodeling your kitchen or bathroom, the process can quickly become overwhelming. From creating ideas and solutions, and selecting materials to finding contractors for plumbing, electrical work, and installation, managing multiple vendors and services can be stressful.
Remodeling projects start with a vision but bringing that vision to life requires expertise. An in-house design team needs to work closely with you to create a customized plan that reflects your personal style, and preferences, and stays within your budget—offering services like 3D renderings, so you can visualize your space before any work begins. With expert guidance every step of the way, you can be confident your project is set up for success.
Coordinating multiple contractors— plumbers, electricians, tile installers, and more—can be time-consuming and frustrating. With a turnkey remodeler, you get full-service project management, to handle every aspect of the renovation. Having a team to ensure that the design, material selection, scheduling, and installation are all aligned to create a smooth, stress-free experience is key. You don’t have to worry about chasing contractors or keeping up with timelines—it will be done all for you.
One of the biggest advantages of working with a one-stop shop is the convenience of having everything you need in one place. A great showroom should be filled with an extensive selection of cabinetry in a variety of styles and finishes, plumbing fixtures from top brands, countertops including granite, quartz, marble, and more, tile for floors and backsplashes, and hardware to complete your design.
Rather than running around town searching for materials, you can explore all your options under one roof, with our team guiding you through each choice.
Choosing a turnkey, one-stop-shop remodeler like Bath & Kitchen Galleria means more than just convenience—it means a smoother, more enjoyable remodeling experience with expert guidance, seamless coordination, and a wide selection of top-quality products to choose from while staying in your budget.
Whether you're transforming your bathroom or remodeling your kitchen, Bath & Kitchen Galleria is here to handle every detail, so you can sit back and enjoy the results! For more information visit Bath & Kitchen Galleria’s showroom at 10591 Old Alabama Rd Connector in Alpharetta (no appointment needed) M-F, 9-5 and Saturday, 10-4, or call them at 678-459-2292 or visit BathandKitchenGalleria.com to schedule an appointment online.
Owner John Hogan & Designer Bobbie Kohm
Owner John Hogan & Designer Bobbie Kohm, re-imagining how bath & kitchen remodels are done. Complete Remodeling Design and Installation Services. We even remove walls!
Guiding you through the whole design process. Ask about our 3D Renderings.
Making bath & kitchen remodeling fun, easy and affordable.
Estate Planning isn’t just for people—it’s for your pets, too!��
Your beloved pet is part of your family, and ensuring their care after you’re gone is an essential part of estate planning. Here are three key ways to provide for your pet’s future:
✔ Pet Trusts – Set aside funds specifically for your pet’s care, managed by a trustee.
✔ Incorporating Pet Provisions – Include instructions in your estate plan to outline care and expenses.
✔ Choosing a Caregiver – Designate a trusted person to provide love and stability for your pet.
A well-structured plan means your furry companion will always be safe, loved, and cared for. Let us help you
create a legacy of love that extends to every member of your family—including the four-legged ones.
�� Join our free webinars to learn more about estate planning for your pets!
�� English Webinar: Wednesdays, 2 PM �� In Person Workshops Weekly
�� Prefer one-on-one guidance?
�� Schedule a consultation using QR Code
From antique to modern
Brought to you by – Concept Home Rugs
Thurs., August 7 – 12 pm (Lunch and Learn)
August/September Workshops: Thurs., August 21 – 12 pm (Lunch and Learn)
Wed., August 13 - 6 pm
Tues., August 19 – 4 pm
Tues., September 2 – 4 pm Thurs., Sept 4 – 12 pm (Lunch and Learn)
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family and legacy?
• How do I remain in control?
• How do I avoid losing everything to nursing home costs?
• How can my family avoid probate?
With over 42 years of experience in the rug industry, I have mastered every aspect, from manufacturing and retail to wholesale distribution. My journey has allowed me to collaborate with artisans from around the globe, offering a diverse collection that includes everything from timeless antiques to modern designs.
At our Alpharetta store, we pride ourselves on a 100% satisfaction guarantee and offer a white-glove service with delivery. We also provide professional cleaning and repair for antique rugs, ensuring that every piece remains in pristine condition.
We invite you to visit us and experience the artistry and quality that only decades of expertise can offer. Discover the perfect rug for your space!
With over 40 years of expertise in the oriental carpet industry, we’re excited to open our new showroom, offering a wide selection of authentic, high-quality handmade and power-loom rugs, new, semi antique and antique oriental rugs from around the world, including Persia, India, China, Turkey, and Egypt. We offer all sizes, up to palace sizes, at the best prices around. Conveniently located on the corner of State Bridge and Kimball Bridge, come visit our new showroom to experience top notch quality, prices, and white glove services! Store Hours: Mon-Sat 10am-6pm | Sun 1pm-6pm
Brought to you by – Estates Law Center USA
HOLLY GEERDES Estate Law Center USA Top 5% Super Lawyer in Georgia
ISTOCK
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7970 Beryl Overlook Gainesville, GA 30506
Community Dock with Boatslips
Lake Views from Covered Porch
Located in East Cobb’s prestigious Atlanta Country Club, this fully renovated 6BR/5BA brick estate blends timeless elegance with modern luxury. Completed in 2024, it features a show-stopping chef’s kitchen with top-tier appliances, dual dishwashers, a scullery, and walk-in pantry—perfect for entertaining. The main-level primary suite offers spa-inspired luxury, while secondary bedrooms feature upscale finishes and privacy. A custom main-level bath provides easy access to the pool. The terrace level includes a home theater, fitness room, guest suite, and private entrance—ideal for multi-gen living. Outside, enjoy a private backyard oasis with lush landscaping, a resort-style pool, and a new 3-car garage with a luxury carriage house above. Located in top-rated Sope Creek, Dickerson & Walton school district—minutes from fine dining, shopping, and golf.
Discover North Georgia luxury in this hidden gem estate in the heart of Sandy Springs. Set on 1.94 private acres, this custom-built home offers 5 bedrooms, 4 full and 2 half baths, with elegant design and serene views throughout. Highlights include a sunlit gourmet kitchen, screened porch, expansive Trex decking overlooking a tranquil pond, and spacious formal dining. Enjoy 3 fireplaces, a 3-car attached garage plus a climate-controlled 3-car detached garage, a whole-house generator, 4 HVAC systems, and a new 80-gallon water heater. The oversized primary suite provides a peaceful retreat. With a durable cement and stone exterior, voluntary HOA, and exceptional maintenance, this rare estate offers refined living in a prime Sandy Springs location.
