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        <title>Atlanta Real Estate Blog</title>
        <link>http://www.premieratlantarealestate.com/blog/milton/</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/land-values-up-in-north-atlanta-sales-to-prove-it.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/land-values-up-in-north-atlanta-sales-to-prove-it.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>Land Values up in North Atlanta - Sales to Prove it!</title>
            <description> <![CDATA[ 
Last Tuesday the bar was raised on the north side of town for land values with a sale that took place on Clarity Rd just across the border from Milton in Cherokee County. The $2,600,000 sale was a nice home, but it was the amount of land that sold with the home is what gets me excited. I've been in the home - I showed it to a buyer and the home with it's 33 acres represents the best sale this year to set a new floor for pricing in this market. based on the the size and quality of the home, the land would have had to be valued at or above $50,000/acre. Given its location in Cherokee County, this should set the prices higher for North Fulton for hopeful sellers.


Property Details




6,100+ square feet according to the tax records


Small Stable


2 ponds


Numerous acres in the food plain


Pool


33 +/- acres


List price - $2,900,000


Sales price - $2,600,000


On the market at that price for less than 30 days before going under contract




It goes to show that once you get the price right, the market will always respond (provided there are people buying at that price point - and there are).


This is great news for many of us in the industry including myself as we have been looking for stabilization for some time. I think intuitevely many of us felt like this is where the market should be. Now we have the proof.


If your out there and have been hesitant to make a move it is certainly understandable. There are many other great properties to consider like mine at 1865 Bethany Way that is being offered with either 30 or 60 acres.


Now can be the right time to buy. A few more sales like this and prices may move from stabiliing to up. There isn't a ton of inventory of good homes like these so maybe it's time to get back out and see what's available!
 ]]> </description>
            <pubDate>Thu, 13 Oct 2011 13:41:12 -0400</pubDate>
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        <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>
                    </item>
        <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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        <item>
            <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>
                    </item>
        <item>
            <guid>http://www.premieratlantarealestate.com/blog/the-good-and-the-bad-of-crabapple-moving-forward.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/the-good-and-the-bad-of-crabapple-moving-forward.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>Crabapple's Future Still looks Bright in the Long Term - is it the Right Place to Buy Now?</title>
            <description> <![CDATA[ 


When Crabapple Crossroads was first envisioned as a walkable mixed use area of businesses, homes and townhomes right on the border of Alpharetta in Milton, the idea was welcomed as an exciting use of space and brought a fresh and inviting concept to the area. Businesses opened and homes were sold and it quickly became one of the most popular places to live for homeowners seeking the unique combination rarely found outside of &quot;the city&quot;.

Enter a &quot;change&quot; in the real estate market and a drive through the overlay district no longer looks as appealing for buyers in the market today, but, this is an area where prices have come down and may now offer some of the best opportunities for buyers&nbsp;looking for a complete community - not just a neighborhood with a pool and tennis court. There are problems for sure. Especially for the builders, but, that does in fact mean opportunity for someone else and that means buyers. 

So what does the the future hold for the one time darling community in North Fulton? I drove out yesterday to get some photos for this report and to look around and see how development was coming along. It's been about a month since I had actually stopped and got out of my car and I tried to look at the area from a potential buyers eyes to get a different take on it than what I usually see from my perspective. I still really like what I see. The architecture, thoughtful use of space, and continued development of the businesses still feels like it will turn in to a small community bursting with energy and a positive marriage of the best parts of what many people yearn for from the past combined with today's amenities and sustainable eco-growth that show the forward thinking originally envisioned in the plan.

Building Continues



Along Crabapple Road west of Broadwell, retail business space continues to be built (this is a photo of the north side of Crabapple) and John Wieland is building in Braeburn - 4,000 + square foot homes with an entrance off of Birmingham Hwy just north of Crabapple. They aren't listed in the MLS yet to try and save some money on fees, I suppose, but, they are building and prices on their website have already dropped $40,000 and $50,000. All of this does bide well for buyers in the new year, but, there are definitely some cold feet. Buyers will need to get warmed up before we see the area reach completion.

There are large areas containing nothing but empty lots. This is really a big part of the problem. Unlike in the past when buyers looked at a new community like this and thought that if they didn't buy right now prices would only go up, they now feel like if they wait, prices will go down. What would you do if you were in the market right now? The answer really depends on your situation. It might actually be the right time to buy for you or maybe it isn't, but,&nbsp;there are too many factors to consider in this article. I would suggest you give me a call if you want to talk about it and see if it would make sense for you. There are up and down sides and risk and other factors to consider even in what is one of the more thoughtfully designed neighborhoods in North Fulton.

Crabapple is a Great Location

This sign in the center of Crabapple Crossroads represents the essence of the location and is part of what makes the Crabapple Overlay District one of the gems moving forward. Literally walking distance to dining, shops, schools, church and new friends, the area is a&nbsp;model of sustainable development.

Convenience and easy access - by foot even, make this area of Milton different and attempts to improve the quality of life issues many people object to about living in North Fulton. Its for these reasons that the long term outlook for the area, in my opinion, looks better than it does for some of the other nearby areas that can't boast or make claims of convenience and smart growth like that which can be made here.

Crabapple Crossing still has a few vacant lots left to build on with one resale, Crabapple Crossroads has a wonderful selection of homes finished and waiting for someone and Crabapple Station has one just about completed and room for a few more homes. There are lots left on the south side of Crabapple and a full tract of lots left on the north side waiting to be built once the market balances out and inventories return to more normal levels.

All in all, if you haven't been out to the area and you are in the market for a home right now, I strongly suggest that you consider at least looking at these homes. Given the current market conditons, you might find yourself able to negotiate a solid value and a home and area worth living in for many years to come.


 ]]> </description>
            <pubDate>Thu, 01 Jan 2009 11:06:28 -0500</pubDate>
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