I still shake my head over the current real estate market. I have a listing, a nice townhome that is getting very few showings. And I had a new listing that went live this past Friday that was under contract within 24 hours after the first three showings produced three offers. Within the next 24 hours we had a backup offer that includes a $10,000 option. Some homes are gone in an instant. This one was priced well, it looked great, and was in a nice subdivision. The townhome? Probably priced just a bit high for its condition and located inside the perimeter.It really is all about location and condition. It also explains why many agents are complaining that their business is slow. If they list a property and it is not priced well or the condition is not optimal, it is likely to sit on the... 09/18/2023

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... 02/23/2023

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... 02/03/2023

For the fourth year in a row, the number of agents in the US reached record levels. NAR estimates 1.6M realtors in the ranks and estimates are another 700K non member agents. The industry lives on the fees associated with this bloated pool.Professional agents know this isn't good. Hobby agents, opportunity agents, hacks...call them what you want but they are not good for the reputation of the industry. This was on clear display over the last few years as over 70% of homebuyers have buyer's remorse, many trying to sue their agents for getting them into homes they now regret buying.As the changed 2023 market opens, these agents will be in the mix. In a dynamic and changing environment, many buyers and sellers will wonder, can you fire a real estate agent? In Georgia, the answer is YES. As... 01/18/2023

It all starts with the foundation, it that's not right then you're just building on top of a problem. This is a video at one of our new builds and it provided an ideal training video. Agents must understand basic construction and visit sites regularly, we make it a point to be out at least weekly. They don't do what you don't check, and there are countless examples over the years of builders cutting corners or completing shoddy work. We check and we check and we suggest inspectors at several stages of the build.Agents have a significant responsibility when representing a client, take it seriously. In this case, it's easy to sit back and let the builder finish the home, show up for closing and collect a check and leave. Don't do that, commit to the client, check everything and bring in e... 01/05/2023

He loves me, he loves me not. Really, he doesn't care, he's just doing his job. Agents love the appraiser when they get the results they want. When they don't, appraisers are the source of agent temper tantrums. The love hate appraiser relationship.Home sellers have similar reactions to appraisers. When they hear a number they like, "the appraiser said this house is great, look". When that number isn't what they want, "yeah. I had a some dumb appraiser say that...". Nevermind that so much depends on the type of appraisal completed. One completed for mortgage purposes is drastically different than a simple opinion of value.The agent - appraiser relationship seems chronically strained. As I wear both hats and do both full time for over 30 years, I can speak to this. Appraisers are data dr... 01/01/2023

The real estate market across the country continues to balance as it recovers from the idiocy of the pandemic nonsense. The tables flipped in mid 2022 when the Fed stepped in and ended the low interest rate gravy train.The greater Atlanta market is feeling the effects of all this, but the area is much stronger than most. The Atlanta area isn't a "zoom town", there wasn't an unfounded influx of residents. Growth here continues to be driven by strong fundamentals. The Cherokee County housing market is an integral part of that growth. The Housing Market in Cherokee CountyCherokee County real estate remains a good value. Like all areas, home prices spiked over the last 24 months and the last 6 months are moving off the unrealistic highs. They're not crashing and there is no expectation that... 12/29/2022

Two key parts of most every real estate transaction, and often confused. Many buyers and sellers would do well to ask what's the difference between an appraisal and a home inspection. The short version of the explanation, What is a Home Inspection?Home inspections are not required for a transaction, they are however, highly recommended. A home inspector provides an unbiased opinion of the condition of a home. They are hired and paid by the home buyer and work on their behalf. They inspect the home over several hours and evaluate condition from roof to basement, inside and out. Reports are provided to the buyer in easily understood ways, repairs needed usually being categorized from routine deferred maintenance to requires immediate repair. Once received, home buyers review the inspectio... 12/28/2022

Unless you've been living under a rock or ensconced in a cave for the last decade, you know cameras are everywhere; literally everywhere. As a home buyer, you also know (should anyway) that the home seller is watching and listening to everything you say and do. So pick an analogy..."less said, best said" is a good one.Requirements to disclose this type of vary. In Georgia, there is NO obligation to disclose recording devices in homes for sale. It's common courtesy and good practice for listing agents to mention this in the private agent remarks. It's wise for buyer agents to assume recording devices are in place. Check for exterior cameras on the approach, doorbell cams at the door and interior cameras throughout the home.This is a double edged sword. Sellers claim the need for security... 12/24/2022

Wonderful and cozy ranch home in popular Rose Creek subdivision! Only steps away from the awesome amenities, this 3 bedroom and 2 bath home is perfect for easy living! Completely step-free, this home has an open floor plan concept, vaulted ceiling and bright and cheerful rooms. Relax in the enclosed patio and enjoy the large, flat and shaded back yard! Completely fenced around, it's perfect for children and pets to be safe! Master bedroom has high ceilings and large window. Master bath has lovely granite countertop and vanity and soaking tub and shower. Two secondary bedrooms are also spacious. Welcoming kitchen with sitting area is great for gatherings and enjoying meals. Living and dining combo area has gorgeous wood burning fireplace and mantle. This home is in awarding-winning schoo... 12/01/2022

Live the mountain & lake lifestyle in this hard to find 3 bd rm condoo & Lake lifestyle in this hard to find 3 bedroom condo In LAKE ARROWHEAD, a Gated Golf Community. sq ft appx 1527. private entrance foyer opens to a spacious great room with a stone fireplace. The gt rm has space for a full dining room. inc. The kitchen features newer appliances which includes the stackable washer-dryer. The kit cabinets were recently painted white. Kitchen is open to the breakfast area. The spacious master has a private bath & sliding doors open to the screened porch The kitchen features white cabinets, newer appliances including stackable washer/dryer. Private entrance on 2nd level leads to private foyer & the spacious Great rm A stone fireplace is a stunning feature of this room . A formal dining ... 10/02/2021

Stunning 3-sided brick estate home nestled in the trees, with space for a possible pool. This well-maintained private residence sits on just under an acre and boasts beautiful mountain views. Conveniently situated between Roswell and Woodstock in the River Ridge High School district. Main level features the master suite, large office, large open kitchen with custom solid wood Wellborn cabinets, keeping room and double-sided fireplace opening to the 2-story family room full of natural light. Site finished hardwood floors on main. Upstairs are three large bedrooms– two of which have bonus areas, and two full bathrooms. The partially finished basement has a movie room, full bathroom, kitchenette, gym space, plenty of storage, and a third garage with enough room to tandem park at least 2 c... 07/22/2021

Pro's and Con's of living in Woodstock GA Check Out the ~28 pros and 1.5 cons on Woodstock GA So you're thinking about moving to Woodstock Georgia or Cherokee County and you're wondering hey what's it like to live in.   Today we're going to give you the pros and cons of living in Woodstock Georgia and Cherokee County Woodstock is just outside of Atlanta.  See the whole post here: Woodstock Pros and cons 06/23/2021

Wonderful family home in River Green! Lovely open floor plan, built in bookshelves, all hardwoods on main and stairs. Full finished basement with den, bedroom, kitchen, sep washer/dryer hookups, storage. Screened porch with freshly painted floor overlooks fully-fenced private backyard backing up to buffer zone. Master bedroom with large separate office/flex space. Granite kitchen, stainless steel appliances, open view to family room. Fantastic amenities including two pools w/clubhouses, tennis courts, playgrounds, hiking trails, fishing and mountain views. Canton Homes for Sale Follow This Home Homes Close to Where You Work Free Home Values Schedule a Showing/Request Info Presented By: Showing Agent: John Thomas Associate BrokereXp Realty770-650-9300Licensed In: GALicense #: 179339   04/11/2021

The zip codes for Woodstock GA are 30188 and 30189. Woodstock is in the South central area of Cherokee County. Cherokee County as almost a perfect square about 21 miles per side. Interstate 575 runs North through roughly the center of Cherokee County and Woodstock dividing both down the middle. Lake Allatoona is part of the Western border of Woodstock.Here are some (always up to date) statistics and links about the Woodstock housing market: https://johnthomas.exprealty.com/areas/Woodstock🚨 Subscribe to this channel here: 👇👇👇👇👇👇👇✅ https://www.youtube.com/@LivingInWoodstockGA📲 We have so many people contacting us who are moving here to Woodstock Georiga and we ABSOLUTELY love it! Honestly, if you are moving or relocating here to Woodstock or Cherokee County Georgia, we can make that trans... 03/18/2021

One of the newest facilities in the Woodstock GA Parks & Recreation is Rubes Creek Trail. The trailhead is located at 223 Arnold Mill Road, Woodstock GA 30188-Rubes Creek Trail extension. This extension will connect the William G. Long Senior Center to the Northside Hospital-Cherokee Amphitheater, connecting Rubes Creek Trail to downtown Woodstock.Here are some (always up to date) statistics and links about the Woodstock housing market: https://johnthomas.exprealty.com/areas/Woodstock🚨 Subscribe to this channel here: 👇👇👇👇👇👇👇✅ https://www.youtube.com/channel/UC-THL0Fbi8KBHv73KH3U4jQ?sub_confirmation=1📲 We have so many people contacting us who are moving here to Woodstock Georiga and we ABSOLUTELY love it! Honestly, if you are moving or relocating here to Woodstock or Cherokee County Geor... 03/18/2021

One of Woodstock Georgia's popular neighborhoods is Mill Park less than a mile from downtown Woodstock.Mill Park Neighborhood Data Sheet: https://drive.google.com/file/d/1W_6aR2mW-qm3VSYjuv_SNB3rqx4ElaOo/view?usp=sharingHere are some (always up to date) statistics and links about the Woodstock housing market: https://johnthomas.exprealty.com/areas/Woodstock🚨 Subscribe to this channel here: 👇👇👇👇👇👇👇✅ https://www.youtube.com/channel/UC-THL0Fbi8KBHv73KH3U4jQ?sub_confirmation=1📲 We have so many people contacting us who are moving here to Woodstock Georiga and we ABSOLUTELY love it! Honestly, if you are moving or relocating here to Woodstock or Cherokee County Georgia, we can make that transition so much easier on you!! Reach out Day/Nights/Weekends whenever you want, we never stop working fo... 03/18/2021

A Woodstock Georgia's popular neighborhood originally built by Lanar is Haney Walk less than a mile from downtown Woodstock. Walk to the library too. Haney Walk Neighborhood Data Sheet: https://drive.google.com/file/d/1mmEmjmrwVuElJRByQnU37GE_djJFEYng/view?usp=sharing For an "Always up-to-date" list of active listings in Haney Walk visit: http://homesalesforce.com/haneywalkHere are some (always up to date) statistics and links about the Woodstock housing market: https://johnthomas.exprealty.com/areas/Woodstock🚨 Subscribe to this channel here: 👇👇👇👇👇👇👇✅ https://www.youtube.com/channel/UC-THL0Fbi8KBHv73KH3U4jQ?sub_confirmation=1📲 We have so many people contacting us who are moving here to Woodstock Georiga and we ABSOLUTELY love it! Honestly, if you are moving or relocating here to Woodsto... 03/18/2021

North Towne is a Woodstock GA, swim and tennis neighborhood, less than a mile from downtown Woodstock. Built between 1999 & 2000 consisting of 67 homes with square footage of 1400-2400, 3-4 bedrooms, about 25% have basements.Here are some (always up to date) statistics and links about the Woodstock housing market: https://johnthomas.exprealty.com/areas/Woodstock🚨 Subscribe to this channel here: 👇👇👇👇👇👇👇✅ https://www.youtube.com/channel/UC-THL0Fbi8KBHv73KH3U4jQ?sub_confirmation=1📲 We have so many people contacting us who are moving here to Woodstock Georiga and we ABSOLUTELY love it! Honestly, if you are moving or relocating here to Woodstock or Cherokee County Georgia, we can make that transition so much easier on you!! Reach out Day/Nights/Weekends whenever you want, we never stop worki... 03/18/2021

Please Like, Comment, Share and Subscribe...THANKSThis year one of the Best Places to Live in Georgia was Woodstock AGAIN at Number 17 in the country. Money Magazine does a "Best Places to Live in the USA" issue yearly. See all the HOMES for sale in Woodstock https://bit.ly/2HoiNnXAll the CONDOS for sale in Woodstock https://myre.io/0Xf2qXNcYPzuCWoodstock became a city in 1897 it was a stop on the Marietta & North Georgia Railroad. Located just 30 miles north of Atlanta, Woodstock’s city limits include more than 12 square miles and over 30,000 residents. Woodstock is a Georgia PlanFirst Community and a recipient of the Georgia Municipal Association’s Live, Work, Play City Award. Known for its vibrant downtown and world-class parks and trails, Woodstock is home to hundreds of thriving sm... 03/17/2021