November Special Section
2 | November 2026 | Appen Media
REAL ESTATE REPORT • Sponsored Section
Don't let the rate cost you the home Brought to you by - Rony Ghelerter, of HOME Luxury Real Estate, North Atlanta, Rony@HOMEgeorgia.com, 703-899-6663 If you’ve been house hunting in North Fulton this fall, you’ve probably had the same conversation at the kitchen table that I hear from buyers every week: “We love it…but should we wait for rates to come down?” It’s a fair question. Rates have climbed. According to Freddie Mac, the average 30-year fixed mortgage reached 7.28% at the start of October, crossing the 7% mark for the first time since early 2025 and up from about 6.34% a year ago. Nobody enjoys seeing that number. But after nearly 25 years in real estate, and more than 12 of them right here in Alpharetta and Milton, I can tell you this with confidence: I’ve watched rates go up, and I’ve watched them come back down. What I’ve rarely seen come back down is the price of a great home in a great North Fulton neighborhood. You can change your rate. You can’t change your purchase price. Here’s the part of the conversation that often gets lost. A mortgage rate is temporary. If rates fall in a year or two, you can refinance and lower your payment. The price you pay for your home, though, is permanent. Once it’s set, it’s set. Which means the real question isn’t “Is the rate high?” It’s “Will this home, or one like it, cost more by the time rates
fall?” In our market, history says yes. Alpharetta and Milton remain two of the most desirable addresses in metro Atlanta. Great schools, Avalon and downtown Alpharetta, Crabapple’s charm, the horse RONY country and estate lots GHELERTER of Milton. People want to live here, and that demand doesn’t disappear when rates tick up. As of October 13, there were 104 single-family homes for sale in Milton. Today, there are more homes than buyers, and the buyers who are out there are looking for a deal. That is exactly why this moment matters. When rates ease, the buyers waiting on the sidelines will come back, and 104 homes won’t go very far. Let’s run the numbers Say you’ve found the one: a home that requires an $800,000 loan. At roughly 7.25%, your principal-andinterest payment is about $5,457 a month. Now say you wait, and rates drop a full point to 6.25%. Sounds like a win, until you factor in what happens to prices while you wait. • If that same home (or its equivalent) rises just 5%, you’d need about $840,000 in financing, and your payment at 6.25% lands around $5,172. You saved less than $300 a month. • If it rises 10%, you’d need about $880,000, and your payment is roughly
$5,418. Essentially the same payment you could have had today, except now you’ve also paid more in down payment, closing costs and property taxes on a higher price. And here’s the kicker: when rates do come down, every buyer who’s been sitting on the sidelines comes back at once. More competition means multiple offers, fewer concessions and less negotiating power. The quiet market you’re in right now, the one where you can actually negotiate, is often the window buyers look back on and wish they’d used. The home you love may not wait for you This is the part that’s hardest to put a number on. The right home, the right street, the right lot, the right floor plan for your family, doesn’t come along every month. I’ve had clients pass on a home to “wait and see,” only to watch it go under contract to someone else. Sometimes it never comes back. When a similar home does come back, it’s often priced higher. Waiting for the perfect rate can quietly turn into pricing yourself out of the very neighborhood you wanted. So, what’s a smart buyer to do? None of this means rushing in blindly. It means buying wisely. A few things I tell my clients: • Buy the home, plan the refinance. If the home is right and the payment works today, you’re not stuck with today’s rate forever. Talk to your lender about refinancing options down the
road. • Ask about buydowns and seller credits. In today’s market, many sellers are open to contributing toward a temporary or permanent rate buydown. That’s leverage you may not have when the crowds return. • Look at the full picture. Consider ARMs, 15-year options or putting down a different amount. A good local lender can walk you through what makes sense for your situation. • Focus on fit, not timing. No one, not economists, not lenders, not me, can perfectly time the bottom of the rate cycle. But you can know when you’ve found the right home. The bottom line Rates are higher right now. That’s real. But rates have always moved in cycles, and they always come back down. Home values in Alpharetta and Milton have shown a remarkable ability to hold and grow over time. If you’ve found the home you love, don’t let a temporary number cost you a permanent opportunity. You can always refinance a rate. You can’t refinance a missed opportunity. And if you have questions about what this market means for you, I’m always happy to sit down over a cup of coffee and talk it through. Rony Smith-Ghelerter is a luxury real estate specialist serving Alpharetta and Milton. She has nearly 25 years of experience in real estate, including more than 12 years in the North Fulton market.
REAL ESTATE REPORT • Sponsored Section
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4 | November 2026 | Appen Media
REAL ESTATE REPORT • Sponsored Section
ISTOCK
Fall into sold: Seasonal updates that help your home shine Brought to you by Heather Lee, of HOME Luxury Real Estate, North Atlanta, HeatherLee@HOMEgeorgia. com, 404-455-9506 There’s something especially inviting about a home in the HEATHER fall. A welcoming front LEE porch, soft lighting, and comfortable gathering spaces make it easy to imagine settling in. For homeowners considering a move, the season offers an opportunity to refresh their home and highlight what makes it special. Preparing to sell doesn’t always require a major renovation. Thoughtful updates, routine maintenance, and a little seasonal styling can help your home feel fresh, cared for, and ready for its next chapter. Make your entrance memorable Start where buyers will: at the curb. Keep fallen leaves cleared, trim overgrown shrubs, and refresh beds with neatly spread mulch or pine straw. Clean the front door, sweep the porch, and make sure house numbers are easy to see. A simple color change of the front door can make a lasting difference! For a seasonal touch, try a pair of planters filled with mums or a simple
autumn wreath. Keep decorations understated so buyers can appreciate the architecture and entrance. Cleaning, landscaping, and freshening the front entry are among the home-preparation steps recommended by the National Association of REALTORS®. Let the light in With daylight hours getting shorter, lighting deserves extra attention. Wash windows, open blinds, and pull back heavy curtains to showcase natural light. Clean light fixtures and replace burned-out bulbs, choosing a consistent light color within each room. Before showings, turn on lamps in darker corners and check the lighting at the front entrance. The goal is a home that feels bright and welcoming from the moment buyers arrive. Refresh the rooms buyers remember Walk through your home with fresh eyes. Are scuffed walls, worn cabinet pulls, or a dripping faucet drawing attention away from the space itself? Consider touching up paint or repainting heavily worn rooms in a soft, neutral shade. Address loose handles, sticking doors, and other small repairs. In kitchens and bathrooms, begin with a thorough cleaning and clear countertops. Evaluate larger projects with your real estate professional before committing, taking your home’s
condition, competing listings, and budget into account. Create warmth without adding clutter Fall styling works best with a light touch. A textured throw, fresh bedding, and a few pillows can introduce warmth while keeping rooms open and comfortable. Arrange furniture to create clear walking paths and give each space an obvious purpose. An inviting chair beside a window can suggest a reading spot; a tidy desk can show how a spare room functions as an office. Staging helps buyers understand a home’s spaces and picture how they might live there. Give outdoor living one more moment Here in the Atlanta area, fall can be a wonderful season to enjoy a porch, patio, or deck. Clean outdoor furniture, remove tired summer plants, and arrange seating to highlight the space. Keep leaves cleared from decks and steps, and make sure pathways are well lit. A simple outdoor seating area can help buyers imagine morning coffee, weekend gatherings, or a quiet evening at home. Put seasonal maintenance on the calendar
Schedule heating-system service if it’s due, replace filters as recommended, and check weatherstripping around exterior doors. Have gutters and downspouts cleared, and address known leaks or drainage concerns. If your home has a fireplace you plan to use, arrange any needed inspection and cleaning before lighting it. Keep records of completed service and repairs so you can readily share accurate information with prospective buyers. Choose updates with a plan Every home has different priorities. One may benefit most from fresh neutral paint and improved lighting, while another needs landscaping or a few maintenance items addressed before photography. Before spending on improvements, develop a preparation plan with your realtor®. No update can guarantee a particular sale price or timeline, but a thoughtful approach can help you direct your budget toward the changes that matter most for your property. Whether you’re preparing to list this fall or getting a head start on spring, begin with a welcoming entrance, bright rooms, and well-maintained spaces. Those details help buyers see the possibilities—and imagine making themselves at HOME.
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Appen Media | November 2026 | 5
THE DOLAN GROUP
A New Chapter. The Same Trusted Team. The Dolan Group has joined ARMONT. Decades of collective experience. Thoughtful, strategic marketing. The personal attention you deserve.
Something new. Something familiar. Brought to you by – The Dolan Group Change is a natural part of life. Sometimes it’s something we’ve been planning for years, and other times it’s an opportunity we never saw coming. A new home, a new career, a growing family, or a fresh start. Each new chapter brings its own possibilities, and while change can feel unfamiliar, it’s often a natural part of growth. But one thing we’ve learned over the years, both in life and in real estate - what you build is only as strong as the foundation beneath it. And that brings us to some exciting news of our own. The Dolan Group has joined Armont Real Estate as founding members! Armont is a new, locally owned, women-owned boutique luxury brokerage built around a shared vision for exceptional service, meaningful relationships, and doing business the right way. We’re excited to be part of building something from the ground
up alongside people who share those values. While the name on our business cards has changed, the foundation of The Dolan Group remains the same. We’re still the same experienced, high-performing team, bringing nearly two decades of expertise, thoughtful strategy, and a genuine commitment to the people and communities we serve. The relationships we’ve built, the trust our clients place in us, and the pride we take in our work will always be at the heart of The Dolan Group. Same people. Same passion. Same exceptional results. We’re grateful for the experiences and relationships that have brought us to this point, and we’re looking forward to everything that’s ahead. Here’s to new opportunities, continued growth, and building on the things that matter most. The Dolan Group Armont Real Estate Where Luxury Meets Legacy
TOP 5% OF GEORGIA REALTORS® 675+ HOMES SOLD SERVED MORE THAN 350 CLIENTS
Elevated. Always. Lara Dolan, Brian Dolan, Jenny McAllister & Catherine Marshall c. 404.514.6533 | o. 770.415.MONT TheDolanGroup@armontre.com
6 | November 2026 | Appen Media
REAL ESTATE REPORT • Sponsored Section
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“We thought we were going to downsize.” Brought to you by – Bath and Kitchen Galleria For years, local empty nesters shared a common retirement playbook: wait for the kids to move out, sell the sprawling suburban family home, and downsize into a smaller, low-maintenance condo or townhouse. But in today’s economic climate, that traditional transition has hit a major roadblock. A perfect storm of financial hurdles is forcing North Atlanta homeowners to rethink their longterm plans. High interest rates mean giving up an incredibly low, locked-in mortgage for a new, costlier loan. When you factor in skyrocketing moving costs, the surprisingly elevated price tags on smaller new builds, and steep capital gains tax implications, downsizing simply doesn’t make financial sense anymore. Instead of moving out, local
homeowners are choosing to stay put and adapt. “We are seeing a massive shift in how people view their long-term investments,” says John Hogan, president of Bath & Kitchen Galleria. “Homeowners look at the math and realize that reinvesting into their current property is much smarter than absorbing the massive friction costs of selling and buying in this market. They are choosing to transform the space they already love.” The most common adaptations focus on the two highest-traffic zones in the home: the kitchen and the primary bathroom. For empty nesters, the goal is no longer about maintaining a showroom; it is about lifestyle, connection, and long-term viability. In the kitchen, the focus is on hosting the next generation. Homeowners are actively tearing
down walls to open spaces, allowing the kitchen to flow naturally into family areas to accommodate growing families and holiday gatherings. Renovation plans are also tackling long-standing storage limitations and creating smarter, more ergonomic work areas that blend daily living with entertaining. “The kitchen remains the heart of the home, but its role changes when the kids move out,” explains Bobbie Kohm, VP of design at Bath & Kitchen Galleria. “It becomes a hub for extended family visits. We are designing open-concept spaces with intelligent zoning and custom storage solutions, so the home functions perfectly whether it’s just two people on a Tuesday or twenty people on Thanksgiving.” Meanwhile, bathroom renovations are heavily prioritizing “aging in place.” Homeowners are planning to ensure they can live independently
and safely for decades to come. Modern, upscale renovations are seamlessly blending luxury with safety. Remodels routinely incorporate curb less, zero-entry walk-in showers, non-slip flooring surfaces, and beautifully integrated, sturdy grab bars that look more like high-end fixtures than medical equipment. Additionally, these projects are solving chronic ventilation issues, eliminating persistent mold and mildew problems to ensure a healthier indoor environment. By upgrading their existing properties, North Atlanta residents are successfully bypassing a stressful real estate market while drastically improving their daily quality of life. The home that raised the family is successfully adapting to host the grandchildren. To learn more, contact Bath & Kitchen Galleria in Alpharetta at 770.661.0073.
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8 | November 2026 | Appen Media
REAL ESTATE REPORT • Sponsored Section
The quietest weeks of the year are when the spring market is decided. Brought to you by – Bill Rawlings, CEO and Founder of Peachtree Town & Country
BILL RAWLINGS
Where the market stands November brings the most measured pace of the selling year, following a fall in which buyers became more deliberate. Mortgage rates moved higher, showing activity eased, and buyers now have a broader selection of residences than they did a year ago. The value of a well-priced, well-presented residence has not changed. The time
required to realize it has. This month is about preparation. The decisions that shape a successful sale or purchase in the new year are best made now, with the time and care they deserve.
Town: Inside the Perimeter Buckhead’s single-family market closed the first half of the year with $1.02 billion in volume across 541 sales, an increase of 5.2% over the prior year. While the first half recorded no sale above $10 million, the second half has already recorded two: 3603 Knollwood Drive at $13,800,000 and 375 Blackland Road at $18,600,000. Condominium sales in Buckhead declined 17% in the first half to 389, while townhome sales held steady at 151. New construction stands apart. Elyse Buckhead on West Paces Ferry Road surpassed $100 million in sales within its first year, with residences offered from $992,000 and delivery anticipated in late 2028. Buyers are committing
early to new, well-located buildings, while established resale buildings are competing on price and condition. Country: Outside the Perimeter Alpharetta remains a balanced market, with 5.2 months of supply, a median of 34 days to contract, and sellers achieving 96.6% of asking price. The median sale price of $705,000 is up 0.3%, essentially unchanged from last year. Supply varies by ZIP code: 30004, which includes Milton, stands near 4.6 months and 30005 near 4.7 months, while 30009 is at 6.4 months, on the buyer’s side of the six-month threshold. Roswell and the Forsyth corridor reflect the same principle: residences priced in line with recent sales are selling, while those priced above them are waiting. Townhomes and villas represented 22% of Alpharetta sales over the past year, and condominiums 12%. New construction accounted for 3% of all Alpharetta sales during that period, concentrated in and around Downtown Alpharetta. Attached residences near Downtown Alpharetta and Avalon continue to attract the strongest interest, while older residences farther from these centers compete on price and condition. The cost of money Mortgage rates reached their highest level of the year in October before easing slightly. The effect is most pronounced where financing guides the decision and least at the upper end of the market. For buyers who are financing, the focus is the monthly payment, which makes terms every bit as important as price. What we are advising clients right now Sellers preparing for a spring sale should use November and December to complete repairs, refresh their residence, and establish pricing based on recent closed sales. List prices should be set with humility and placed
on key search bands, such as $1,500,000 rather than $1,549,000. This is not the moment to reach. Let the market carry the price higher if it will bear it. Sellers currently on the market who prefer not to wait for spring are best served by remaining on the market. Residences continue to sell throughout November and December in Atlanta. Ours is a highly mobile market, and buyers relocating for work move on their own timelines rather than the calendar’s. Withdrawing a residence now means stepping away from those buyers, and when fewer residences are available, those that remain command greater attention. Some of the strongest results come when supply is at its lowest. Sellers should also be far more open to working with buyers on terms, as a rate buydown will often accomplish more than a price reduction. Buyers, in turn, should work closely with a mortgage advisor focused on securing the most favorable monthly payment over the first years of the loan. Consider a $1,000,000 purchase with 20% down at a 7.5% rate, resulting in a monthly principal and interest payment of approximately $5,594. A 4% price reduction lowers that payment by roughly $224 per month. If the seller instead contributes approximately 4% toward a buydown, the buyer’s rate becomes 4.5% in the first year, 5.5% in the second, and 6.5% in the third before reaching 7.5%. The first-year payment falls to approximately $4,053, a savings of roughly $1,540 per month. Should rates fall below 6.5% during that period, the buyer can refinance and retain a lower payment going forward. For buyers, the final weeks of the year bring fewer competing offers and sellers who are receptive on terms and timing. A buyer who is pre-approved and prepared to act can secure the right residence, whether singlefamily, condominium, or townhome, before the spring market returns.
REAL ESTATE REPORT • Sponsored Section
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DELIBERATELY BOUTIQUE We were intentionally built to remain selective, personal, and relationship-driven. Boutique isn’t our size — it’s our standard. PEACHTREETOWNANDCOUNTRY.COM © Peachtree Town and Country, LLC. 404.671.9100. Equal Housing Opportunity.
BUILDER & DEVELOPER PARTNERSHIP DIVISION
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10 | November 2026 | Appen Media
REAL ESTATE REPORT • Sponsored Section
Congratulations to Our Clients on Winning
31 Professionalism Awards
Recognized by the Greater Atlanta Home Builders Association for excellence in new home construction and marketing.
55+ Community of the Year – Soleil Belmont Park
ALSO WINNER OF BEST AMENITY PACKAGE, BEST LANDSCAPE DESIGN & NUMEROUS HOME DESIGN AWARDS Celebrating an incredible 21 OBIE Award wins, Patrick Malloy Communities enjoyed an extraordinary evening of recognition, highlighted by Soleil Belmont Park earning the prestigious 55+ Community of the Year honor. Additional awards for Best Amenity Package, Best Community Landscape Design, and Best Corporate Design Center, along with recognition across home design and marketing, reflect the exceptional vision and craftsmanship behind its communities.
PMCommunities.com | 770-635-4080 305 Belmont Park Court Canton, GA 30115
REAL ESTATE REPORT • Sponsored Section
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David Patterson Homes 3 PROFESSIONALISM AWARDS | 2 GOLD & 1 SILVER David Patterson Homes earned three OBIE Awards recognizing exceptional craftsmanship and architectural design. Creekside Overlook received two Gold honors for single-family home and building design, while Downtown Fausett in Dawsonville earned Silver for its thoughtfully designed townhomes.
CREEKSIDE OVERLOOK – From the $700’s
DOWNTOWN FAUSETT – From the low $300’s
8265 Wallace Wood Road Gainesville, GA 30506 | 770-744-4018
373 Highway 9 N Dawsonville, Ga 30534 | 770-744-3048
CREEKSIDE OVERLOOK – From the $700’s DAVIDPAT TERSONHOMES .COM
JW Collection – Overlook at Gin Property GOLD PROFESSIONALISM AWARD
OVERLOOK AT GIN PROPERTY – From the $800’S 126 Morgan Street Senoia GA, 30276 | 770-790-0175
LLANE & Co celebrated 16 OBIE Marketing Awards in its inaugural year, recognizing excellence in branding, digital marketing, and creative strategy.
For more information on the represented communities, please visit LLANECO.com or scan the QR code.
LORI LANE | 404.969.LANE(5263) | INFO@LLANECo.com © 2026. All rights reserved. LLane & Co Real Estate is a licensed real estate brokerage. Equal Housing Opportunity. Information is believed accurate, but not warranted. Subject to change without notice. See agent for details.
12 | November 2026 | Appen Media
REAL ESTATE REPORT • Sponsored Section
PROVIDED
Patrick Malloy Communities wins 21 OBIE Awards, including 55+ Community of the Year for Soleil Belmont Park Brought to you by – Patrick Malloy Communities Patrick Malloy Communities celebrated an exceptional night at the Greater Atlanta Home Builders Association’s 46th Annual OBIE Awards, earning 21 awards, including 16 Gold and five silver honors. Among the evening’s most prestigious recognitions, Soleil Belmont Park in Canton was named 55+ Community of the Year, further establishing the community as a leader in resort-style active adult living. Held October 24 at the Georgia Aquarium, the annual OBIE Awards recognize excellence in residential construction, architecture, community planning, interior design, amenities and marketing throughout metro Atlanta. Soleil Belmont Park’s 55+ Community of the Year honor highlights the success of Patrick Malloy Communities’ vision to create more than beautiful homes. The community
offers an exceptional resort lifestyle where residents enjoy a vibrant social atmosphere, recreational opportunities and meaningful connections with neighbors. “To receive 21 OBIE Awards in one night is an incredible honor, and having Soleil Belmont Park recognized for 55+ Community of the Year makes it especially meaningful,” said Patrick Malloy, founder and president of Patrick Malloy Communities. “What I’m most proud of is the team behind it.” Located in Canton, Soleil Belmont Park features thoughtfully designed homes complemented by an impressive resort featuring a clubhouse with a coffee shop, cocktail bar, resort-style swimming pool, fitness facilities, pickleball and tennis courts, bocce ball, community gardens, dog park, event lawn, and inviting gathering spaces. With more than 50 resident clubs and an active calendar of social events, the community provides homeowners with
opportunities to stay active, pursue interests and build lasting friendships. In addition to the coveted 55+ Community of the Year distinction, Patrick Malloy Communities received gold awards for Best Amenity Package, Best Community Landscape Design and Best Corporate Design Center. These honors recognize the attention to detail that defines the company’s approach to community planning and the homeowner experience. The company’s success extended to home design, with multiple gold awards recognizing single-family homes across several price categories, architectural design and interior merchandising. Soleil Belmont Park also achieved outstanding recognition for its marketing efforts, earning 10 additional awards. Gold honors included Best Community Website, Best Email Marketing Message, Best Online Banner Ad, Best Social Media Campaign, Best Advertising Campaign and Best Marketing
Campaign. Silver awards recognized the community’s brochure, billboard, flyer and onsite signage. The award-winning marketing initiatives were developed in collaboration with LLANE & Co., the company’s sales and marketing partner. Founded in 1994, Patrick Malloy Communities has developed more than 11,000 homesites and sold more than 7,000 homes, representing over $4 billion in residential sales. Its awardwinning portfolio includes the Soleil active adult communities in Canton and Snellville, along with traditional and luxury residential neighborhoods throughout Georgia. “For us, the goal has never been simply to build houses,” Malloy said. “We want to create places where people are genuinely excited about the life, they are going to have there.” For more information about Soleil Belmont Park and Patrick Malloy Communities, visit PMCommunities. com or call 770-635-4080.
REAL ESTATE REPORT • Sponsored Section
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New name. New team. New way forward. Berkshire Hathaway HomeServices Georgia Properties introduces the New Homes Network. Brought to you by – Berkshire Hathaway HomeServices Georgia Properties A new chapter in new home sales and marketing is taking shape at Berkshire Hathaway HomeServices Georgia Properties. Building on the foundation of its established new homes program, the company has introduced the New Homes Network (NHN), bringing a new name, a new team and a new way forward to its work with builders and developers. Led by Senior Vice President Chuck MacPhee, the network combines decades of industry experience with fresh thinking about how new homes are marketed and sold. Its approach centers on flexible partnerships shaped around each builder’s goals, communities and opportunities. “We’ve reimagined the New Homes Network with a more innovative approach to selling and marketing new construction,” said MacPhee. “By bringing the right people, resources and partnerships together, we help builders reach more buyers, create stronger demand and accelerate sales.” A second-generation Realtor®, MacPhee brings extensive experience in builder operations, community marketing and sales strategy, supported by longstanding industry relationships. Joining him are Marketing Director Nicola
Schwab, Client Services Director Wendi Johnson and the support of the company’s award-winning marketing team of creative and digital specialists. Together, they bring sales leadership, marketing and client support into a coordinated effort focused on helping builders move their businesses forward. Among the team’s initiatives is the Sales Acceleration Program, designed to increase exposure, generate traffic and create more sales opportunities. “This is an exciting new chapter for our established new homes business,” said DeAnn Golden, President and CEO of Berkshire Hathaway HomeServices Georgia Properties. “Our new team brings fresh ideas and a renewed commitment to helping builders succeed.” For builders, the New Homes Network combines specialized expertise with the reach of more than 1,250 sales associates across 25 branches, backed by Berkshire Hathaway HomeServices national and global resources. For buyers, it supports connections to new construction choices across the communities they call home. The name is new. The foundation is established. The focus is on what comes next for builders, buyers and the communities they help shape together. For new homes sales and marketing inquiries, please contact Chuck MacPhee 678.578.6767. NewHomesNetwork.com.
COURTESY BERKSHIRE HATHAWAY
Pictured from left, Marketing Director Nicola Schwab, SR Vice President Chuck MacPhee, Client Services Director Wendi Johnson.
Designed to Make a Statement. Set on 3.3 acres with its own pond, this 6,500+ sq. ft. new construction estate showcases striking modern industrial farmhouse design, soaring ceilings, walls of glass, and top-of-the-line curated finishes. Highlights include a main-level primary suite, a masterpiece kitchen with Wolf and Sub-Zero appliances, a separate scullery kitchen, and resort-style outdoor living with a heated saltwater pool and outdoor kitchen creating an extraordinary setting for everyday living and effortless entertaining.
Chuck MacPhee Senior Vice President
M (404) 234-7286 O (678) 578-6767 chuck.macphee@bhhsgeorgia.com
1350 A J Land Rd, Canton, 30115
5 Bedrooms | 5 Full Baths + 3 Half Baths | $3,495,000 ©2026 BHH Affiliates, LLC. An independently operated subsidiary of HomeServices of America, Inc., a Berkshire Hathaway affiliate, and a franchisee of BHH Affiliates, LLC. Berkshire Hathaway HomeServices and the Berkshire Hathaway HomeServices symbol are registered service marks of Columbia Insurance Company, a Berkshire Hathaway affiliate. Equal Housing Opportunity.
14 | November 2026 | Appen Media
REAL ESTATE REPORT • Sponsored Section
Selling your Milton home? The right advice could be worth hundreds of thousands. Brought to you by – Michael Stevens | Stevens Residential If you’re considering selling your home, one of the most important decisions you’ll make happens before it ever goes on the market: determining what improvements, if any, will maximize its value. The difference between making the right and wrong decisions can be tens of thousands—or even MICHAEL STEVENS hundreds of thousands— of dollars. Many homeowners assume they need to renovate their kitchen, update bathrooms, replace flooring, or repaint. Others believe their home is perfectly fine asis. Either could be right. Either could be making an expensive mistake. Every home has a different opportunity A kitchen might need only new countertops, lighting,
and hardware. Another might benefit from a complete renovation. An older bathroom may be perfectly acceptable, while another could significantly hurt a home’s appeal. When improvements are carefully selected and properly executed, the financial returns can be substantial. In my experience, strategically chosen updates can generate net returns of 50%, 100%, 200%, or even 300% on the money invested. I’ve managed many $50,000 in updates that increased a home’s estimated market value by at least $100,000 and sometimes as much as $200,000 or more — that’s roughly $150,000 in additional value after costs. Results vary by property and market conditions. The key isn’t how much you spend. It’s knowing where to spend it. What if someone handled everything for you? This is where my approach at Stevens Residential differs from traditional real estate services. With more than 20 years in real estate, over 500 homes sold, and extensive construction experience, I evaluate homes from both a buyer’s and a remodeling professional’s perspective. I also own a remodeling company. That means I can recommend the right improvements, design them, establish budgets, arrange the work, and manage the entire process.
You don’t have to find contractors, compare estimates, coordinate schedules, or supervise workers. I can handle the details, from the initial evaluation through the final preparation for sale. My construction resources often allow me to complete improvements for less than homeowners might spend managing contractors independently. For those who prefer to preserve cash, options may be available to pay for qualifying improvements at closing instead of upfront. Less work. Less stress. Potentially more money. Selling a home is already a major undertaking. Preparing it shouldn’t become another full-time job. Sometimes the best strategy is a major renovation. Sometimes it’s a handful of updates. Sometimes it’s spending nothing. What matters isn’t just how much your home sells for. It’s how much money you keep. Whether you’re selling soon or several years from now, early advice can help you enjoy improvements today while protecting tomorrow’s resale value. Prepare Smarter. Sell for More. About the Author: Michael Stevens, founder of Stevens Residential, is a Milton-area Realtor with Ansley Real Estate | Christie’s International Real Estate. With over 500 homes sold and extensive remodeling experience, he specializes in maximizing sellers’ returns.
REAL ESTATE REPORT • Sponsored Section
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Exceptional Gated Estate
1745 DINSMORE ROAD
Prepare smarter. Sell for more.
offered for $3,000,000 | Milton Fantastic Private 2.66 +/- Acre Lot Detached Toy Barn | Walk Out Pool SCAN TO VIEW PROPERTY ANSLEYRE.COM | 770.284.9900 31 CHURCH STREET, ALPHARETTA, GA 30009
All data believed to be accurate but not warranted. Ansley upholds Equal Housing Opportunity & Federal Fair Housing policies. If you have an existing relationship with another brokerage, this is not intended as a solicitation.
listed by
MICHAEL STEVENS Stevens Residential
c. 770.905.7053 | o. 770.284.9900 MICHAELSTEVENS@ANSLEYRE.COM STEVENSRESIDENTIAL.COM
16 | November 2026 | Appen Media
REAL ESTATE REPORT • Sponsored Section
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Wed., Nov. 18, 6 pm Tues., Nov. 24, 4 pm Wed., Dec. 2, 6 pm
• Medicaid. What’s true and what’s not? • How do I protect my assets for my 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? Attend our FREE Educational Workshops. Reserve your Spot and Get a FREE Consultation for attending the Workshop (a $500 Value) CODE: herald2023
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Georgia’s transfer on death deed looks simple and quick. So what’s the flip side? Brought to you by – Holly Geerdes, Estate Planning Attorney, GK Law Group We practice in more than 25 states, including many that have had TOD deeds for years. Georgia passed its TOD deed law in 2024. HOLLY GEERDES When a legal Estate Law Center USA Top 5% Super Lawyer in Georgia document looks simple and quick, it's worth asking what the catch is. A TOD deed works like a beneficiary designation for your house. When you pass away, the property goes to the person named on the deed. The upside is that it may let that property skip probate. Here's what most people don't hear: It isn't automatic. Your beneficiary has to sign and record an acceptance affidavit with the county after your death. Until they do, the property stays tied to your estate. No one has to tell them the deed exists while you're alive, so they may not know to look for it. If your beneficiary dies first, the plan fails. If your only beneficiary dies before you, or before they finish accepting, the gift can lapse. The house falls back into your estate, and often into probate, which is exactly what you were trying to avoid. You can't keep it in the bloodline.
Your child gets the house outright. When your child dies, it passes under their will. If they have no will, it passes under Georgia's intestacy law, and a surviving spouse with no children inherits everything. Your house could end up with your son-in-law, and then with his next spouse. Divorce and lawsuits. Once your child owns the house, it is exposed to their creditors and lawsuits. Inherited property usually starts out as separate property in a Georgia divorce. But if your child adds their spouse to the deed or puts marital money into the house, it can become divisible. No estate tax planning. A TOD deed doesn't reduce estate taxes. The house counts in your taxable estate, and once your child owns it outright, it counts in theirs too. That makes it a poor fit for larger estates. You can't customize it. There's no way to hold the property for a minor, protect a child with special needs, mental illness, financial problrems, stagger distributions overtime, or name someone to break a tie between siblings who disagree. It does nothing if you become incapacitated. It only works at death, and your agent under a power of attorney can't sign one for you. It covers one property. It isn't a plan. A TOD deed can be the right tool in the right situation. For most families, though, it's a band-aid, not a strategy. Come visit our workshops to learn more.
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Dying at home. Just ‘be’ at home with a Death Doula Brought to you by – Love Legacy Wilson Legal Most of our clients want to live and die at home. But what is that process like? What do dying loved ones need from you? Would you be surprised if the answer is nothing after showing up? Often, it’s tempting for doers (like me) to stay busy, and it can be very hard to sit still and just be with someone – anyone – even people who are not dying. Showing up and just being with a dying loved one can mean more than anything you could “do” for them. A Death Doula is a non-medical professional who companions a person and their family as they transition from life to death. If you are a doer, a death doula can help doers feel more comfortable being with a dying loved one. A death doula knows what to expect and when to call a doctor. When you need a break or if you just can’t sit still any longer, a death doula can also be present while you sleep a little, take a breath, or a walk, or run the errand that you can’t not do in that moment and you need not feel guilty if something happens while you are away because your loved
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one is not alone. Don’t try to do death alone with your loved one. Be sure to have help. The experienced help of a death doula can go a long way in making this transition from life to what comes after easier to “be” in and walk through. For those of us (and I’m sure I’m not alone) who are so used to being busy all the time, maybe this weekend we could take a moment and “just be” to practice for that time when someone we love needs us to simply be present. If you missed our Death Day Symposium on November 1st at Ingram’s Funeral Home, reach out for information about our Death Doula from the event. We’ll be happy to make an introduction.
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BEING A TRUSTEE IS AN ACT OF LOVE. DO IT RIGHT. Trustees carry out someone’s intentions, protect the people they love, and preserve family relationships. It’s an honor, and a serious legal responsibility. Learn how to oversee a trust the right way!
Estate Planning Essentials Workshops Nov. 19, 2026 @6:30 PM UNG Cumming Campus Online Nov. 20, 2026 @12:30PM
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