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        <title>Atlanta Real Estate Blog</title>
        <link>http://www.premieratlantarealestate.com/blog/alpharetta/</link>
        <description>Atlanta real estate blog. Consumer focused real estate information for Atlanta and information and insight into local and national topics. Areas of interest include; Buckhead, Sandy Springs, Roswell &amp; Alpharetta. North Metro Atlanta.</description>
        <item>
            <guid>http://www.premieratlantarealestate.com/blog/1865-bethany-way-providence-a-reintroduction.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/1865-bethany-way-providence-a-reintroduction.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>1865 Bethany Way - Providence, A Reintroduction</title>
            <description> <![CDATA[ 



We are excited to bring Providence back on the market after a break for the holidays! As you can see from the pictures below, there is nothing quite like this anywhere in North Fulton, or really, anywhere in Metro Atlanta quite like this.


Providence is a very sophisticated, classic American home custom designed by Stephen Fuller. The setting - your choice of either 30 or 60 acres (both with lake frontage), is private and peaceful and the home itself is a magnificent achievement of understated elegance and symmetry inspired by Thomas Jefferson's Monticello and George Washington's Mount Vernon estates.


If you are interested in viewing this home, please contact me directly and I will arrange a private showing. You can find more photos and a video at Providence's dedicated website, www.estatesinmilton.com. Call me directly at 404.630.3187. Enjoy the photos!






























































Property Information




FMLS# 4311684


$8,900,000 with 60 acres


$6,900,000 with 30 acres


Stephen Fuller design


Heated pool


Lighted tennis


Guest cottage


Caretaker house


Walking trails


gated entry


+/- 850 lake frontage




Exlusively Listed With: Ryan Ward - 404.630.3187
 ]]> </description>
            <pubDate>Wed, 11 Jan 2012 12:16:19 -0500</pubDate>
                    </item>
        <item>
            <guid>http://www.premieratlantarealestate.com/blog/windward-video-what-do-you-think.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/windward-video-what-do-you-think.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>Windward Video - What Do You Think?</title>
            <description> <![CDATA[ 
I know what I think - I'll never be a TV star, but I think it came out pretty good!

#windward-video#&nbsp;
 ]]> </description>
            <pubDate>Fri, 15 Jul 2011 15:12:48 -0400</pubDate>
                    </item>
        <item>
            <guid>http://www.premieratlantarealestate.com/blog/1865-bethany-way-providence-the-video.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/1865-bethany-way-providence-the-video.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>1865 Bethany Way - Providence, the Video</title>
            <description> <![CDATA[ 

#bethany-video# ]]> </description>
            <pubDate>Mon, 20 Jun 2011 09:49:42 -0400</pubDate>
                    </item>
        <item>
            <guid>http://www.premieratlantarealestate.com/blog/a-tour-of-providence-for-the-holidays.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/a-tour-of-providence-for-the-holidays.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>A Tour of 'Providence' for the Holidays - Please Come In</title>
            <description> <![CDATA[ 
&nbsp;

We should have had this up before Christmas, but our schedules just couldn't make it work. Providence is an exceptional home by any standards, but the warmth you feel during the Christmas Season is something that photographs can just begin to help you explore. Nevertheless I gave it an effort yesterday. I only had about an hour and a half for the everything and the home is large requiring multiple lights set up to fill the rooms. This is realy only a glimpse, but worth a quick look.

My plan was to take the exterior shots at dusk and use them as the intro photos here, but for various reasons we couldn't get those shots. I think the ones I was able take will help give you an idea of what it's like to host parties and have family over for the holidays. I know this home is for only a few, but if you are someone who appreciates the finest craftsmanship and quality, you need to come visit. It is truly a masterpiece. You can see the full virtual tour here.

Dinner is Served

Make sure you bring lots of friends and family... 



&nbsp;

&nbsp;Gather in the Formal Living Room

Listen to the piano, watch the fire and think of how you can theme this room for Christmas!

&nbsp;



&nbsp;



&nbsp;

The Keeping Room

This is a great room off of the kitchen. It overlooks the lake as do all of the rooms aloing the back side of the house. 





&nbsp;

I Wish I Had More Pictures for You

I'm sorry that I don't have more pictures to show you, but it was really all I could do in a short time. Hopefully it's enough that if this is a home that may be of interest you, you will be more inclined to come and visit. No photographer can capture the full beauty of this home. It has to be seen to be appreciated.Holiday phots can only give you one glimpse of the possibilities. 
 ]]> </description>
            <pubDate>Thu, 30 Dec 2010 17:25:24 -0500</pubDate>
                    </item>
        <item>
            <guid>http://www.premieratlantarealestate.com/blog/providence-11500000-67-lakeside-acres-inspired-by-monticello.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/providence-11500000-67-lakeside-acres-inspired-by-monticello.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>'Providence' - $9,495,000 - 67 Acre Lakeside Estate</title>
            <description> <![CDATA[ 
A Rare Opportunity to Own one of Atlanta's Finest Estate Homes - Providence

Offered with 67 +/1 Acres for $9,495,000 or 30+/- Acres for $6,995,000&nbsp;



&nbsp;Providence - A Manifestation of Divine Care or Direction

'Providence' - 67 acre lakeside Monticello inspired estate designed by Stephen Fuller. Classic symmetry, attention to detail, proper scale and careful proportion combine to create a one of a kind, timeless yet comfortable home. 12 foot ceilings, 6 car garage, gated, 850 feet of lake frontage, walking trails, pool, tennis, basketball, multiple equestrian pastures and a guest cottage. There is an additional 3 bedroom 2 bath caretaker home with barn on 5 of the acres as well. 

&nbsp;

Proportion and Symmetry

The Jeffersonian era architectural styles often included careful consideration and design planning to incorporate proper proportion, scale and symmetry. The aerial below illustrates the symmetry that went into the design and planning of Providence.

&nbsp;

&nbsp;The Outdoors



 

&nbsp;Inside

The design of an estate like Providence presents some real world challenges. Among the most difficult to see in photographs or even in person is creating comfortable and even intimate spaces when constructing a home of this size. In the 2 photographs below of the formal living room, note the size of the piano as it will provide a reference for size and scale. 



&nbsp;

&nbsp;



&nbsp;

&nbsp;

Engineering

The staircase was engineered without the need to for vertical supports.



At Night



Credits

Photography - Mike Moreland - Atlanta Photographers - 770-993-6059 

Architect - Stephen Fuller - 678-775-4663

Interiors - Mary McWilliams

Exclusively Marketed by:

Ryan Ward, Principal

Premier Atlanta Real Estate

Keller Williams Realty Consultants

Direct: 404-630-3187 Office: 678-287-4800 

More Information

Call me, Ryan Ward at (404) 630-3187 for more information or to schedule a private tour of this home.

More photos and a down-loadable brochure can be found at www.estatesinmilton.com 
 ]]> </description>
            <pubDate>Thu, 12 Aug 2010 08:05:30 -0400</pubDate>
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        <item>
            <guid>http://www.premieratlantarealestate.com/blog/do-you-know-where-your-property-line-is.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/do-you-know-where-your-property-line-is.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>Do You Know Where Your Property Line Is?</title>
            <description> <![CDATA[ 
This is my first attempt at a video and after coming back from REtechSouth, it became clear that I needed to make an effort to move into video. Although I am constantly reminded that video killed the radio star and might kill me too, I nonetheless have decided to slap my face up on the screen. I'm sure I will get over the stage fright soon :)

This one definitely isn't perfect, but I'll improve. I think it's an important topic and hopefully it will help convince you of why you need a survey.

The Importance of a Survey

#survey-video#

More Survey Information

I'll write a follow up post with more information on why you need a survey this evening.
 ]]> </description>
            <pubDate>Tue, 13 Apr 2010 13:44:35 -0400</pubDate>
                    </item>
        <item>
            <guid>http://www.premieratlantarealestate.com/blog/new-construction-in-alpharetta-under-300000-haynes-valley-by-ashton-woods.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/new-construction-in-alpharetta-under-300000-haynes-valley-by-ashton-woods.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>New Construction in Alpharetta Under $300,000 - Haynes Valley by Ashton Woods</title>
            <description> <![CDATA[ 


Haynes Valley Information&nbsp;

Driving down Haynes Bridge yesterday afternoon, I noticed a new sign. Haynes Valley has been sitting empty now for over a year as many partially built-out neighborhoods have, but, I bet these will get scooped up very quickly once they hit the market. I tried calling Ashton Woods this morning with the extension on the sign, but, they don't have info yet.

If these sound interesting to you, contact me and I'll be sure you get set up so that you can get in on what is sure to be an outstanding deal.

As of right now, information is extremely limited but I did find some information from the city of Alpharetta's website and yes, this is Alpharetta, not Roswell or Johns Creek. See the map below.


There are 11 lots with a minimum 10,000 sq/ft per lot.

Zoned R-10 which is &quot;medium density residential&quot;




I hope this isn't too crude of a map as I just wanted to try to show the location as well as I could.

More Information

I will post a new entry about this neighborhood as soon as I get it. I think this is the short-term future for new construction and I think it is going to represent some of the best values in the market for the next couple of years. Currently, resales are having a difficult time competing with the distressed properties, but, if you can buy the lots at the right price, you can build new homes that are compelling values in this market.
 ]]> </description>
            <pubDate>Tue, 16 Mar 2010 11:29:23 -0400</pubDate>
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        <item>
            <guid>http://www.premieratlantarealestate.com/blog/prices-in-crabapple-are-down-by-now.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/prices-in-crabapple-are-down-by-now.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>Prices in Crabapple are Down, Buy Now</title>
            <description> <![CDATA[ 
I can't speak for all of the listings, but I sure can speak about the brand new baby we listed last night (the one to your left). It's in Crabapple Crossroads, it's brand new and it's only $300,000. Yes, that's right. $300,000. View the details here...

4 bedrooms, 3.5 bathrooms, 2 masters; one on the main level and one upstairs, granite kitchen. It's Crabapple Crossroads in Milton. It's everything you would expect except it's only $300,000. Here are a few details:

The address is 209 Roseville Place in Crabapple Crossroads located in the Crabapple Overlay District in the City of Milton on the north side of Crabapple Road and to the west of Birmingham Highway. The schools are Crabapple Crossing Elementary, Northwestern Middle and Milton High.


FMLS&nbsp;#: 4001683&nbsp;

4 Bedrooms

3.5 bathrooms

Master on Main

Master up

Walk-in closets in both masters

Separate jacuzzi tub/showers in both masters

Hardwoods in kitchen

Granite in kitchen


If you are interested, please hurry and call your agent or call me if you don't have one and I will make sure that you get into this home as quickly as we can schedule you. It really will not last long at this price.
 ]]> </description>
            <pubDate>Thu, 31 Dec 2009 08:44:31 -0500</pubDate>
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            <guid>http://www.premieratlantarealestate.com/blog/homes-for-sale-in-crooked-creek-a-market-update.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/homes-for-sale-in-crooked-creek-a-market-update.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>Homes for Sale in Crooked Creek - A Market Update</title>
            <description> <![CDATA[ 
Crooked Creek is a fantastic golf and country club community located in Milton undergoing something of an unusual change for a neighborhood in the real estate market today.&nbsp;A robust $4,000,000 renovation to the facilities is being undertaken&nbsp;in&nbsp;a real estate market that has just taken a beating over the&nbsp;past few years. &nbsp;With homes dating to the mid nineties, many people believed that these updates may do the community well and freshen up the general appearance. This may still happen, but, construction is behind schedule and we'll really have to wait another year to see if that plays out. Until then, here is an update on market statistics. Faced with lots of competition in the zip code for similarly priced homes, staging, marketing and price ring true as the most important factors to get&nbsp; home sold in the neighborhood and not listing your home for sale with an agent who &quot;knows&quot; or &quot;lives in&quot; the neighborhood. Those old myths never actually helped sell houses and do even less in a compressed real estate market. 

There are currently 44 homes for sale in Crooked Creek as well as at least one additional home for sale by owner. Four of these are under contract. One of the under contract homes is in The Enclave. Four more of the active homes are in The Enclave. That leaves Crooked Creek proper with 36 active listings and 3 under contract or 1 in 12. A strong market (one that is good for sellers) would have 1 in 3 or 1 in 4 homes under contract at the high point of the selling season. In the last 3 months there have been 7 sales for an average sales rate of 2.33 per month. This makes the absorption rate in Crooked Creek 15.5 which means that there is 15.5 months of inventory if homes continue to sell at the current pace of sales AND if no additional homes enter the market during those 15.5 months. This is extremely high. It is so high in fact that it will not be possible for homes to maintain their current values. There is nothing to keep prices stable so we can expect at least another 5% drop in home values in Crooked Creek before next summer and it may be closer to 10% before it is all said and done and prices level off.

All of the work in progress with the new facilities will do nothing to increase values and since it is not going to be finished this summer, it will be of no help reducing the inventory levels now as it cannot help to attract potential buyers so moving into spring of 2010 there is no tangible reason to see home values stabilize or increase. Furthermore, the costs associated with the facilities make it more expensive than comparable neighborhoods which ultimately will hurt rather than help resale homes in Crooked Creek.

When compared with the same price point as homes for sale in the zip code, homes for sale in Crooked Creek underperform. There are 308 homes for sale in 30004 in the same price range as that of Crooked Creek. There are 38 homes under contract. That means 1 and 8 homes are under contract compared with 1 in 12 for Crooked Creek. In the last 3 months, 73 homes have sold. That is an average of 24.3 homes per month. The supply of homes is 12.7 months. All of which is better than what is happening within Crooked Creek.

Although Crooked Creek may offer a better value than many of the other golf/country club neighborhoods in North Atlanta Country Club Corridor, buyers are not finding the additional amenities offered compared to other neighborhoods  (many of which have newer homes)  worth the price and the statistics bear that out. Of the 12 homes that are currently under contract in 30004 between $400,000 and $500,000, none are in Crooked Creek. Of the 26 homes that have sold in the last 3 months at that price point, 2 are in Crooked Creek. With 81 active listings and 12 under contract at this price point, the ratio of active to pending homes is 1 in 6.75  again, none in Crooked Creek.
 ]]> </description>
            <pubDate>Mon, 20 Jul 2009 19:51:38 -0400</pubDate>
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        <item>
            <guid>http://www.premieratlantarealestate.com/blog/stop-time-with-me-for-kevin-warmath-if-only-for-a-moment.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/stop-time-with-me-for-kevin-warmath-if-only-for-a-moment.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>Stop Time With Me, For Kevin Warmath - If Only For a Moment</title>
            <description> <![CDATA[ 
&nbsp;

Kevin Warmath:

Son. Father. Husband. Friend to many. Fellow REALTOR. You will be missed. I never met you in person, but, I feel like I knew you quite well. You made it easy for me and many others to feel this way. Your contribution to your family, your friends and your clients greatly outweighs what you have done for me as another local real estate professional, but, it is significant. To me.

Few days went by that I did not visit your blog. I looked to you for inspiration when I could not find it myself. You made me better. And you probably didnt even know it. I know that you will.

I cannot stop time. I know whats coming. I need to write about it though. Its what I know. Goodbye Kevin. For now. Tonight, I will pray for you. For your family. And for a miracle. And then once more.
 ]]> </description>
            <pubDate>Thu, 29 Jan 2009 21:05:31 -0500</pubDate>
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