October Special Section
2 | October 2026 | Appen Media
REAL ESTATE REPORT • Sponsored Section
Autumn in North Atlanta
Brought to you by - Tracy Morton of HOME Luxury Real Estate, North Atlanta | Tracy@HOMEgeorgia.com | 404.784.6970 There’s something special about fall in North Atlanta. Cooler mornings finally arrive, patios fill up again, and our communities seem to find a reason to celebrate just about every weekend. From wine and live music to art, nature and family traditions, late September and October offer plenty of opportunities to get out and enjoy Alpharetta, Roswell and Milton. Wine lovers will want to mark Sunday, September 27, for Alpharetta Uncorked on the Alpharetta Town Green. From 2–6 p.m., guests can sample more than 60 wines while enjoying live music and food available from downtown restaurants. A tasting passport guides guests from whites to reds, making this
a fun way to spend an autumn afternoon while enjoying everything Downtown Alpharetta has to offer. Fall is also a wonderful time to visit the Chattahoochee Nature Center in Roswell. The season begins with the Farm TRACY MORTON Fair on September 20, featuring local vendors, farm-themed fun and family activities. Gardeners can visit the Fall Plant Sale September 25–26, while the center’s Naturally Artistic exhibits run throughout the season. Then comes one of Roswell’s favorite Halloween traditions. The Nature Center’s Halloween Hikes, October 23–25, take families along not-so-spooky trails where costumed characters bring nature-themed stories to life. It’s a
refreshing alternative to the traditional haunted-house experience and a great way to enjoy an October evening outdoors. Saturday, October 3, brings two terrific community events. In Milton, Crabapple Fest transforms historic Crabapple into a bustling outdoor marketplace from 10 a.m.–5 p.m. More than 100 art, antique and craft vendors fill the area, complemented by food, music and family activities. It’s one of those events that captures the smalltown charm that makes North Fulton special. Just down the road, Roswell celebrates its 76th annual Youth Day Celebration the same day, with the Frances McGahee Parade, Art Block, Fall Farmyard, Truck Zone and Food Truck Alley. Music fans should save October 9–10 for Alpharetta’s Wire & Wood
Songwriters Festival. More than 40 performances will take place across six outdoor stages in Downtown Alpharetta, and admission is free. Roswell closes out another season of Alive in Roswell on October 15, bringing music, food and festivities back to Historic Canton Street. If selling your home in spring 2027 is even a possibility, now is the time to start preparing, not March. Meeting with an experienced local real estate professional this fall can help identify which repairs, updates and improvements are worth tackling over the winter, and, just as importantly, which ones aren’t. A thoughtful plan now means less stress, smarter spending and a home that’s truly ready when the spring market arrives. Enjoy the festivals, enjoy the beautiful fall weather—and if a move might be part of your plans for 2027, let’s start the conversation now.
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A fresh season in Johns Creek Brought to you by – Jamie Keeling of HOME Luxury Real Estate, North Atlanta | Jamie@HOMEgeorgia.com | 404.483.1823 Fall has always been a special time in Johns Creek, but this year there is even more to explore. Along with changing leaves and cooler temperatures, new destinations JAMIE KEELING and longtime traditions are giving residents plenty of reasons to get outside, gather with neighbors and enjoy the community. The newly constructed Boardwalk at Town Center is already bringing fresh energy to the heart of Johns Creek. On September 26, Arts on the Boardwalk will offer an afternoon of outdoor, family-friendly entertainment, including live music from jazz singer and songwriter Gwen Hughes and a retro jazz ensemble. Later in the season, the Boardwalk will host the Johns Creek Diwali Celebration for the first time on November 7. The festival will bring the community together with food, shopping, entertainment and a celebration of light and culture. Some of the best fall experiences can also be found in the places Johns Creek residents have enjoyed for years. A picture-perfect afternoon at Cauley Creek Park might include exploring its miles of trails, playing pickleball or simply enjoying a picnic beside the Chattahoochee. On October 3, the park will welcome the fifth annual Rise & Connect 5K and 10K, benefiting the Marcus Autism Center at Children’s Healthcare of Atlanta. The event also includes a kids’ fun run and wheelchair race, offering a meaningful way for participants of all ages and abilities to get involved. Autrey Mill Nature Preserve provides another beautiful setting for the season, with wooded trails, historic buildings and wildlife right in the middle of Johns Creek. On October 24, the preserve will host its adults-only Ghosts & Goblins Gala, featuring food, drinks, a silent auction and a festive Halloween atmosphere on the grounds of its historic Victorianstyle home. This fall also marks an exciting new chapter for the area. Medley, the highly anticipated 43-acre mixed-use destination at Johns Creek Parkway and McGinnis Ferry Road, will begin its opening celebrations on October 28, followed by its grand opening on October 29. With new restaurants, shops, entertainment and a central community plaza, Medley will offer another place for residents to meet, dine and spend time together. There is even more to discover throughout North Fulton. On October 3, Crabapple Fest will fill historic Crabapple in Milton with local vendors, food, art and live entertainment. The Roswell Fall Fun Fest follows on October 18, offering an afternoon of family activities, including pony rides, a petting zoo, carnival games and inflatables. At HOME, community is more than where we work, it is where we live, gather and play. We are proud to sponsor Crabapple Fest and support the local traditions that make North Fulton such a special place to call home. Whether revisiting a favorite park, attending a community celebration or discovering somewhere completely new, fall is the perfect season to get out, explore and support local.
4 | October 2026 | Appen Media
REAL ESTATE REPORT • Sponsored Section
Falling for Crabapple
What makes a place feel like home By Caroline Nalisnick of HOME Luxury Real Estate, North Atlanta | Caroline@ HOMEgeorgia.com | 404.513.9226 There is something about fall that makes the idea of home feel meaningful. Front porches become a little more inviting, cooler afternoons encourage us to linger outside, and community traditions give us reasons to gather. In Crabapple, the season offers an opportunity to appreciate both the homes we live in and the community around them. Crabapple Fest brings that connection to life. Neighbors meet along Crabapple Road, visitors discover local businesses, and artists and craftsmen share their work. For those who already call this area home, it is a chance to celebrate a familiar place. For someone visiting for the first time, it can be the beginning of a different thought: Could I picture myself living here?
That question is an important part of any home search. Bedrooms, bathrooms, and square footage matter, but they tell only part of the story. The experience of living somewhere also includes where you get your CAROLINE morning coffee, how NALISNICK you spend a Saturday afternoon, and whether you have places nearby where you enjoy meeting friends. From a real estate perspective, those everyday details deserve attention alongside the property itself. A beautiful kitchen may catch your eye online, but understanding the surrounding community helps you decide whether a home fits your life. Crabapple offers a setting for exploring that relationship between a house and the experiences beyond its
front door. For buyers considering the area this fall, my advice is simple: spend time here. Enjoy the festival, then return on an ordinary day. Explore the businesses, take a walk, and travel the routes you would use regularly. Consider whether you want to be close to activity or prefer a quieter setting. The right location is personal, and getting to know an area takes more than a single showing. For homeowners preparing to sell, fall is also an opportunity to tell a thoughtful story about your property. Start with a welcoming entrance, wellmaintained outdoor spaces, and photographs that show the home clearly. Then consider the practical details that helped you enjoy living there. An inviting porch or a comfortable gathering space can help prospective buyers imagine their own routines and traditions.
This year, Crabapple Fest takes place Saturday, October 3, from 10 a.m. to 5 p.m. along Crabapple Road. With more than 100 antique, craft, and art vendors, it is a chance to explore, support local businesses, and enjoy one of the community’s signature fall traditions. Ultimately, choosing a home is about finding a place that supports the life you want to lead. In Crabapple, that feeling can be found in a familiar storefront, a conversation with a neighbor, or a tradition you look forward to sharing each year. Those connections help turn a location into a place where you belong. If you are looking to make a move this fall, call a local real estate expert like myself, Caroline Nalisnick with HOME Luxury Real Estate. Whether you are buying, selling, or exploring your options, I would love to help you take the next step. Reach me at caroline@ homegeorgia.com.
REAL ESTATE REPORT • Sponsored Section
HOME is Proud to be the Stage Presenting Sponsor of CRABAPPLE FEST 2026. We’re Honored to Support this Beloved Community Tradition. Join Us Saturday, October 3rd for Fun, Food, and Live Music!
11605 Haynes Bridge Road, Suite 150, Alpharetta, GA 30009 | HOMEgeorgia.com
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REAL ESTATE REPORT • Sponsored Section
ISTOCK
Take control of your next remodel Brought to you by – Bath and Kitchen Galleria For decades, the relationship between homeowners and the home improvement industry has been defined by friction and unfulfilled expectations. While technology has revolutionized sectors like retail and banking, residential remodeling remains stubbornly resistant to progress. Year -after -year, consumer protection agencies report the same reality: home improvement ranks near the top of consumer complaint lists. According to John Hogan, president of Alpharetta based Bath and Kitchen Galleria, “there are 3 main causes and there is a 5 step process to fix this. • The overwhelmed contractor: The vast majority of remodeling businesses employ fewer than five people. The person swinging the hammer is often the same person
trying to order materials, balance the books, and return your phone calls. When they get overwhelmed, proactive communication completely vanishes, leaving you in the dark. • The massive knowledge gap: Unless you work in construction, you don’t know the exact going rate for copper pipes or how long a drywall inspection should take. Contractors hold all the specialized knowledge. This massive information imbalance naturally amplifies anxiety and mistrust, especially when things start going wrong. • Living inside the factory: Remodeling is essentially a custom manufacturing process executed right inside your sanctuary. Forcing your family to live amidst dust, noise, and a rotating cast of strangers strikes at your basic need for comfort. This intense, daily spatial stress naturally magnifies every minor mistake or delay into a major emotional crisis.
How to take control of your remodel You do not have to be at the mercy of a broken system. On your next project, you can fundamentally alter the dynamics by setting strict, unyielding boundaries before anyone picks up a tool: • Make communication part of the agreement: Do not sign a contract until you agree on how and when you will get updates. Require a specific communication channel and a mandatory weekly status update. • Documented change-order rule: Hidden issues like rot or bad wiring happen. Protect yourself with a contract clause stating that no unexpected work will be paid unless a written “Change Order”—detailing the exact price and timeline delay—is signed by you before the work begins. • Documented construction drawings: They MUST be an exhibit to the contract. NEVER proceed without them and they MUST be 100% complete
before any material orders are placed. DO NOT DESIGN ON THE FLY! • Payment by milestones: NEVER agree to a payment schedule based on dates. Instead, tie your payments strictly to verifiable physical milestones (e.g., X % after rough plumbing, X % after drywall is hung, etc.). This ensures the contractor only gets paid when real progress is made. • Project schedule in writing. Contractor MUST provide a weekly schedule or Gantt chart showing work completed by week and completion date. With certainty, you can avoid the 80% home improvement dissatisfaction rate by requiring all of the above 5 items. These avoidance steps all need to happen before the job starts. To learn more about this contact John Hogan, 678 459 2292, Bath and Kitchen Galleria, 10591 Old Alabama Rd Connector, Alpharetta.
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REAL ESTATE REPORT • Sponsored Section
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The most serious market of the year Brought to you by – Bill Rawlings, Peachtree Town & Country The fourth quarter is the most serious market of the year. Every buyer touring a home in October has a reason to be there. Where the market stands The metro Atlanta market enters the fourth quarter in balanced territory on both sides of the Perimeter. Prices are holding, inventory has normalized, and pace has replaced urgency BILL RAWLINGS as the defining condition. What has changed most is not value but tempo, and tempo rewards preparation. The read below covers each of our markets on its own terms, across single-family, condominium, and townhome living. Town: Inside the Perimeter Buckhead's single-family segment closed the first half with more than $1 billion in volume across 541 sales, up 5.2% from the prior year. The strength at the top is real: ten single-family contracts were written above $3 million in June, up from four a year earlier, and September brought an estate sale at $18,600,000, the secondhighest residential price ever recorded in metro Atlanta. Overall supply remains near 4.4 months. The constraint in Buckhead is not demand. It is the limited number of
truly exceptional properties available at any given time, which is why well-positioned listings continue to command attention even as broader contract activity follows its normal seasonal curve through Brookhaven, Morningside, and Ansley Park. The condominium and townhome story in town splits cleanly by product. The broad resale condominium market is carrying heavier supply and longer market times, with roughly 550 condominiums available across Buckhead at a median list price near $315,000 and market times running around 80 days. New luxury product is the exception: Elyse Buckhead opened with more than $60 million in early contracts before breaking ground on West Paces Ferry, and recent closings at The Graydon, including its penthouse at $8,700,000, or $1,239 per square foot, define the segment's ceiling. Well-located buildings with strong amenities and management are holding value. Commodity units are competing on price, and their sellers should expect to. Country: Outside the Perimeter North Fulton continues to read as a balanced, orderly market. Alpharetta holds at roughly 4.4 months of supply, and accurately priced homes are going under contract in a median of about 24 days, while homes priced to last spring are sitting well past the first month. Milton, Roswell, and the Forsyth corridor follow the same pattern. The market is not punishing sellers. It is simply declining to reward optimism, and the sellers winning this fall are the ones pricing to the last ninety days of closed sales rather than to a neighbor's result from 2024. In the condominium and townhome segment, demand follows walkability. Townhomes near downtown Alpharetta and Avalon continue to command premiums
and shorter market times, with newer product running from the $600,000s to above $1.5 million, while entry-level townhomes remain available from the $300,000s across the broader corridor. New construction is this segment's real competition: builder incentives are shaping what buyers expect, and resale sellers should position against that product deliberately, on condition and location, rather than attempt to match it on concessions. The cost of money Mortgage rates drifted modestly higher through late summer and have settled in the mid-six range. Buyers have now lived with this environment long enough that it no longer delays decisions. The buyers in the market this fall have accepted the cost of money and are moving on value, condition, and fit. What we are advising clients right now For sellers, fourth-quarter traffic is thinner but meaningfully more intentional. A relocation, a school-year plan, a closed business chapter: the buyers touring now carry real timelines, and a residence priced correctly in October can close before year end. Price to the most recent closed sales, present the property at its best, and treat every showing as the serious inquiry it likely is. For buyers, this is the widest selection the fall has offered in several years, whether the search is a singlefamily residence, a townhome, or a condominium, paired with sellers who would rather finish the year with a closing than carry a listing into January. Move decisively on the right property, and let terms and timing work in your favor. The clients who act with intention this quarter will begin 2027 already settled, while others are just starting to look.
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© Peachtree Town and Country, LLC. 404.671.9100. Equal Housing Opportunity.
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Why wait? Move-in ready homes available now at Patrick Malloy Communities Brought to you by – Patrick Malloy Communities If a new home is on your wish list, why wait months to start enjoying it? Patrick Malloy Communities has an exceptional selection of Move-In Ready homes available now throughout metro Atlanta, including opportunities at the popular 55+ active adult communities of Soleil Belmont Park and Soleil Summit Chase, plus the final new construction home at Horizon at Laurel Canyon. Leading the way is Soleil Belmont Park in Canton, where homebuyers can move into a beautiful new home and immediately begin enjoying one of North Atlanta’s most impressive resort lifestyles. More than 70% sold, Soleil Belmont Park has become a sought-after destination for active adults looking for more than just a new home. The community’s
spectacular resort is open and bustling with activity, offering homeowners countless ways to stay active, socialize and connect with neighbors. Amenities include a spacious clubhouse with grand bar, resort-style swimming pool with cabanas, pool bar, pickleball and tennis courts, bocce, community gardens, an event lawn, fire pit, coffee café, and much more. An active lifestyle program keeps the calendar filled with fitness classes, pickleball, social events, clubs, celebrations and neighborhood gatherings. Best of all, buyers don’t have to wait to become part of it. A selection of Move-In Ready homes is available now at Soleil Belmont Park, featuring thoughtfully designed floorplans with open living areas, gourmet kitchens, luxurious owner’s suites and inviting outdoor spaces. Plus, for a limited time Soleil Belmont Park is offering
Free Unfinished Basements on select inventory homes. For buyers who are ready to make their move, it is an opportunity to choose a new home today and start enjoying the Soleil lifestyle sooner. Patrick Malloy Communities also offers another active adult opportunity at Soleil Summit Chase in Snellville. This 55+ community recently celebrated the grand opening of its new resort, giving homeowners an exciting new centerpiece for recreation, fitness and social activities. With Move-In Ready homes currently available, buyers can enjoy the convenience of new construction without the traditional building timeline. Currently Soleil Summit Chase has 5 movein ready homes priced under $500,000. For those looking for a spacious home in Canton, there is just one final new construction opportunity at Horizon at Laurel Canyon. This Move-In Ready home features
three bedrooms, 2.5 baths, a large study, beautiful mountain views and a rare flat backyard on more than one acre. Residents also enjoy the established amenities of Laurel Canyon, including a clubhouse, swimming pool, tennis, pickleball and walking trails. With no more new homes to follow, this is truly the last opportunity to purchase new construction in the community. Whether you are looking for a resortinspired 55+ lifestyle or a Move-In Ready home in an established community, Patrick Malloy Communities has something worth seeing now. Homes are priced from High $400’s to $1 million. Why wait to start your next chapter? Tour a Patrick Malloy Move-In Ready home today. Visit PatrickMalloyCommunities. com to view available homes and learn more about communities throughout metro Atlanta.
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Does an LLC or Corporate protect all of your assets? Brought to you by – Holly Geerdes Estates Law Center USA No, and this is one of the most common misunderstandings I see. An LLC or corporation is not a blanket shield. It HOLLY GEERDES separates your Estate Law Center USA Top 5% Super Lawyer in Georgia personal assets from what happens inside the LLC. If you are sued over something related to your LLC's business, the person suing you generally cannot reach your personal bank account or home, only what is inside the LLC or corporation. That protection is valuable, but it has limits. The piggy bank problem The protection disappears if you treat the LLC or corporation like a personal piggy bank. If a lawsuit
happens and someone finds dinners out, personal purchases, or anything not genuinely business related, that blurred line can strip away the protection the LLC was supposed to give you. An LLC or corporation only protects you when it is run like a real, separate business, with its own bank account, clean records, and a clear line between company money and your money. What an LLC or Corporation doesn't protect Even a well-run LLC or corporation won't cover everything. If you personally cause harm, such as being at fault in a car accident on a business errand, you can still be held responsible. If you signed a personal guarantee on a loan or lease, your personal assets are on the line. And the LLC or corporation does nothing to protect your personal assets from lawsuits unrelated to the business.
commingle a dollar often overlook this. Keeping finances separate protects you during your lifetime, but it does nothing to transfer your company when you die. If your ownership interest is in your individual name, it will typically go through probate, a public, court-supervised process that can be lengthy and costly. Decisionmaking can freeze and access to business accounts can be delayed while payroll and vendors still need to be paid. This is true even if you own the company with your spouse or children, because each owner's share passes through that person's own estate. A will doesn't solve it either, since a will is carried out through probate. Even worse you haven't done any succession planning to prevent litigation and fighting over control over the company and distribution of income and profits between family members.
What happens when you die Even business owners who never
And if you become incapacitated? If a stroke, accident, or illness
leaves you unable to make decisions, someone still has to run the business. Without a plan, your family may have to go to court for that authority, which is another slow, public, and costly process. The solution A properly funded revocable living trust, coordinated with your operating agreement, is the most reliable way to handle both situations. Your successor trustee can step in right away without waiting on a court. Add a durable financial power of attorney, and your business keeps running whether you're recovering or gone. The bottom line An LLC or Corporation is a powerful tool, but it's only one piece of the puzzle. Run it like a real business to protect yourself today, and pair it with the right estate plan to protect your family and your company tomorrow. Come to one of our workshops to learn how to protect your assets, including your business.
Would you like your business included in the next Real Estate Report? Protect Your Assets, Your Home, And Your Family In 3 Steps
Reserve Your Seat For A FREE Estate Planning Workshop • Does my Will protect my “stuff”? (It does not.) • Should I upgrade my Will to a Trust? • What do I need to know about Revocable Living Trusts? • How do Irrevocable Trusts work? October/November Workshops: Thurs., Oct. 1, 12 noon Wed., Oct. 7, 6 pm Tues., Oct. 13, 4 pm Thurs., Oct. 15, 12 noon
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