All About Georgia Real Estate

By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
At this point - beginning of March '23, the spring market in Atlanta is just beginning to stir. January popped as rates dropped, but the subsequent increases slowed buyers. We're also seeing the shortage of inventory impact sales, just haven't seen the same bump as years past.The key over the next two months is inventory, if it remains scarce the number of sales will remain low and values will continue to hold and increase again. Simple supply and demand.Here's a look at what home sellers around Atlanta should expect.Here's a look at what home buyers around Atlanta should expect.
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
If you see this siding on a home, light the caution lamp. Known by many names, Louisiana inner seal siding failure is routinely found in homes mainly across the south and midwest. LP/GP siding, OSB siding, fiberboard siding....they all share a main disastrous trait - delamination.in brief, water seeps into this siding mainly on the edges and nail holes. Once that happens, think of how a dry sponge soaks up water. Then consider the impact over years and years...the siding get to the point where it falls apart.See more - The Problems with Louisiana Pacific siding.
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By Rick Ferguson, ATL Commercial Real Estate 678 209 3100
(Georgia Brokers Real Estate-Atlanta, Georgia)
Client of this commercial property has leased in the past to tree companies and general contractors. The reason is it's central location, nice office layout and large yard for material and equipment. The issue is these working type of companies are hard on the property, the yard becomes a mud pit, the building gets banged up etc.So I am attempting to change direction and lease to a creative type of company; photographer, artists etc.Please give me your thoughts!Thank youRick678 209 3100Rickferguson@ATL-cre.com  New Creative Space is Available on a Large Property Office/Studio/Retail- 1,872 sf on approx. 05 acre 3913 Flowers Rd Atlanta, GA 30360 $3,850.00 per mo. Incudes Office Building, Rear Studio & Lot Completely Renovated Close to Assembly & Third Rail StudiosPerfect for: Photographe...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
I feel no empathy for any of these home builders as they whine and snivel about losing money. None. Zero, Nada. Home builders just don't care.Buyers of mine in the Atlanta area have a 950K home under construction, the finishing looks like it was done using a chainsaw free handed. From over cuts to gaps to smashed and chipped wood - and the builder could not care less. "It's to standard"....the routine answer.New home buyers that go in unrepresented are making the biggest mistake possible. They have no idea what they are in for at every step of the way. The site agent is legally bound to represent ONLY the builder, any issues will go their way. Additionally, those buyers that think they'll be "credited" the buyer commission are sadly mistaken, that will not happen. Test that; tell the si...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
The spring 23 market is on around Atlanta and other areas, as the market heats up so do the questions. Will low appraisals become a problem again? After the nonsensical last two years, underwriters and lenders are tightening the reins when it comes to appraisals. Low Appraisals Become More Frequent Already this year, there has been an increase in appraisal related issues. Most frequent with VA and FHA loans as underwriters get back to holding the appraisals to strict underwriting. Appraisers have been receiving updates from FNMA as well, reminding them of "best practices" as the early 2023 housing market evolves.It would be a good idea for agents to reacclimate themselves with appraisal guidelines and understand how underwriters and appraisers will be approaching this spring.  
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
This is really shocking, she always seems so fiscally responsible and prudent. That her husband is a former NFL player might be the reason she's here to begin with. Very liberal use of "star" and "mansion"....This community was crushed during the last crash. I appraised a good 25-30 ranging from overleveraged owners in new built homes to just framed to just lots.See homes in The Manor    
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
I'm a gumpy veteran of this industry for over three decades, not much I haven't seen and not much makes me snap to. However, this transformed GA flip home did just that.GA Flip HomeThe sellers did exactly what they should, update and transformed this home. Here's a short teaser of just the kitchen.See the full series of shorts on this home. It's coming onto the market in about a week, contact the Hank Miller Team for details
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Every home is different as is every buyer and seller. While everyone understands that no home is perfect, what are some of the things that are "deal killers"? Getting more specific, can a driveway kill a deal?The Driveway is a Deal KillerAround greater Atlanta, this is a rather common home design. Here, the garage doors open perpendicular to the front of home. The parking pad is directly in the area where the front yard might be. This is a very common design when lots are narrow; turning the doors inward allows for a narrower foot print.Driveways and Appeal It's completely reasonable to say that the driveway and garage area of the home is one of the most used areas of the home. Multiple times a day, everytime anyone comes or goes. Everytime Amazon, UPS or DoorDash comes by; everytime th...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Home sellers in the spring 2023 market face the usual challenges, secure the best overall offer. This year however, add to this the mental side - home sellers in the spring of 2023 will not see the same conditions as last spring. Those that understand this will succeed, those that fail to.....Home Sellers in the Spring 2023 MarketHome sellers still hold the advantage in the greater Atlanta market and most areas in general. This is especially true for sellers with accurately priced and appealing homes.Successful Home SellersDespite the efforts of many so called "disruptors" to make it so, successfully selling a home isn't rocket science. Deadfin, Zero, Closed Door....lost well over a billion dollars in trying to complicate something that requires simple hands on attention to detail. Expe...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
30+ years of full time selling and appraising, I've seen a lot. This one made me pull out the camera. This is a home for sale in Alpharetta, GA in the 900K's....WTH....
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Purchasing a home is a major financial event, it must be treated like the business transaction that it is. Home buyers should always work with a buyer's agent, not doing so is reckless and unwise.Buyer Beware in GeorgiaWhile home sellers are obligated to accurately complete a seller's disclosure, little faith should be placed in them. Buyers must complete the research they deem important before the end of due diligence.Best of luck suing and winning a case where the home seller might not have been completely transparent on the disclosure. Same for suing agents, exceptionally low chance of victory.The purchase of a home is serious business, treat it that way and work only with seasoned professionals. Buyers have no idea what they don't know...Let us know how we can help - The Hank Miller...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
In the rush to buy homes, many home buyers left their common sense on the curb. Many errors were made, adverse exterior/locational issues being one of the most common. It's called external obsolescence; what is external obsolescence? This short video provides a real world example.External obsolescence is incurable; there is no solution to it. It's also highly localized and specific to the area. Homes in cities will be universally impacted by noise and activity so a location on a busy street is typical. An airport impacts areas around it; for those homes it's typical. Those factors will be mentioned of course, but appraisal adjustments not made if the comparables are similarly impacted. Buyers will also usually consider those factors "normal" and they will be factored into purchase decis...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
The 2022 seller's housing market it gone and isn't likely to return. Sellers still enjoy an advantage but some will wonder, should I rent my home if it doesn't sell? That decision is not entirely up the seller...Renting a Home That Doesn't SellWhile the owner has obvious control over a home, it's not always unilateral. The vast majority of owners may have to get HOA permission to rent their homes, or the mortgage company, local municipality or other involved parties. Then there are the legal, accounting and insurance concerns.Why Didn't Your Home Sell?It might be best to understand why your home isn't selling. In almost every situation, the answer lies in the mirror. Start with the agent, do they know what they are doing? Is the home priced and marketed accurately? Are you treating this...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Would love opinions on something like this and the impact on future home sellers here. Hell, even the impact on residents that have appraisals completed for refis, divorce, estates....How would you counsel them? This is the derailment in Ohio which is releasing a significant amount of highly toxic chemicals into the air and ground.I know Georgia is a buyer beware state for home buyers. Sellers are expected to disclosure latent defects and be honest with disclosures, but we know that doesn't always happen.Is this something that is easily discoverable with "standard" due diligence?I see things like this - and even violent crimes at a home for sale - as a very slippery slope. Are homes with "pasts" stigmatized if no one learns of their past? From the appraisal side, this could also get sti...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Power and influence. The Supreme Court sides with National Association of Realtors, halts antitrust investigation, and no one is surprised. NAR is hands down the single most powerful trade group in DC. But, in this case, they have a point.The DOJ reached a settlement with NAR in 2020 requiring NAR to improve transparency on broker commissions and fees. We know that. WHat many don't is that Biden's DOJ withdrew that settlement and reopened its antitrust investigation.DOJ claimed - “These policies are related to the inability of homebuyers to negotiate buyer agent commissions that are directly paid by listing agents and their seller clients. Multiple listing services require listing agents to offer non-negotiable commissions to buyer agents in MLS home listings, which helps explain why re...
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By Anita Clark, Realtor - Homes for Sale in Warner Robins GA
(Coldwell Banker Access Realty ~ 478.960.8055)
Just Listed in The Woodlands Subdivision102 Grand View Avenue The Woodlands Property and Community InformationDon't miss out on this beauty! Look no further than this beautiful home  situated in the sought after Woodlands Subdivision with 2,617 heated square feet. Just Listed at $429,000, this home is located at 102 Grand View Avenue in Kathleen GA. Below is a partial amenity list for this 4 bedrooms / 3 bathrooms Woodlands home for sale: Open plan living area Great room with double-sided gas logs fireplace with formal dining room Designer kitchen with huge island breakfast bar and granite counters Stainless steel appliances include double wall oven, smooth top cooktop, dishwasher, microwave & disposal Fourth upstairs bedroom or secondary suite or bonus room Coffered ceiling in living a...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
The issue of buyer remorse felt by home buyers during 2021 and 2022 continues to soar. "I deeply regret buying my home", "We felt pressure to buy", "We tried to catch the low rates"...and tens of thousands of other testaments of regret.Home Buyer RegretThis problem has never been higher, well into the upper 70% of home buyers now regret their purchase. Many clearly went in without inspections as maintenance and repairs are the most quoted issue behind overpaying.Another common theme is the process - specifically agents and lenders. Many buyer said they felt their agent failed to properly educate them or temper their enthusiasm. Several mentioned using friends and family agents, now understanding that might not have been wise. There was broad aggravation with the loan process, many stati...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
While it's not last spring, the 2023 spring market is underway in Atlanta. This market, especially the northern suburbs, snapped out of the winter slumber in a pretty robust way.Successful Atlanta Home BuyersIf the target isn't know, it can't be hit. Successful Atlanta home buyers are prepared and focus. The definition of success is known and the preliminary work is done; these buyers move when the right home is found. They work only with experienced agents, have a preapproval letter in hand and have inspectors and other vendors ready to go. And they better...The Atlanta market is much stronger than most, this chart shows list, contract and new listing prices. Overall prices are generally steady, but note the new listings; these tend to attract buyers and we see buyers willing to get cl...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Home buyers are out and busy, the number of Atlanta sales contracts jumped in January. We're seeing this across the north Atlanta suburbs as buyers acclimate to the rates and the weather finally breaks. We see the slow down of buyer activity due to rate increases and the holidays, but look closer at activity after the holidays - Contracts written for homes in Atlanta spiked in January '23 signaling a strong open to the spring '23 season. We see the MLK weekend impact numbers but the prior week was as high as the best week in August.Atlanta is a strong market and there wasn't the pandemic bounce seen in many other areas. Fundamentals are strong here and the region is picked to be one of the better performing markets in 2023. 
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By Solomon Greene, Assoc. Broker of Real Estate, Mobile Notary Public
(Drake Realty, Inc.)
Duluth, GA is home to a unique blend of history, modern architecture, amenities, and things to do that enhance the well-being of its residents and visitors alike.  But this northeastern suburb of Atlanta which is known for its charm, cleanliness, and entertainment is often missed when guests visit the metro area.  As a result, they are deprived of all of the rich diversity in culture, dining, and conveniences typically expected of a large city that converges with the small-town feel of Duluth, GA.  If you are planning a visit to Metro Atlanta, perhaps for a sightseeing trip associated with a job relocation, read these five things that you’ll soon love about living in Duluth, GA should you choose to make it your home. Enjoyable Experiences in Duluth, GA that are Sure to PleaseResidents a...
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Georgia Real Estate Agents and Real Estate Professionals