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        <title>Atlanta Real Estate Blog</title>
        <link>http://www.premieratlantarealestate.com/blog/real-estate-market/</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>
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            <guid>http://www.premieratlantarealestate.com/blog/why-should-i-use-a-realtor-when-buying-new.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/why-should-i-use-a-realtor-when-buying-new.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>Why Should I use a Realtor when Buying New?</title>
            <description> <![CDATA[ 
 Guest post by Andrew Hill @ www.NewHomeSource.com


At a time when cutting back has become the norm, it’s no surprise that many in the process of buying a new home might be asking themselves, “Why do I need a realtor?” This seems a natural question for those interested in buying a new home, while wanting to save all they can. After all, you can talk with the home builder or his agent and quickly be the owner of a brand new home- and you can do it all without ever having to sit down with those money-grubbing realtors. But what you may not realize is that the money you are saving by skipping out on the realtor isn’t really being saved at all. In fact, those who don’t use a realtor are costing themselves more in the long-run. Come again?


That’s right. Whenever you try to save yourself that 3% commission rate, you aren’t cutting the cost of your home at all, because the realtor’s sales commission is taken from the builder’s profit. Furthermore, the seller’s agent has no interest in helping the buyer. His job is to get the best possible deal for the builder, so don’t be fooled by their friendliness, whether well-intentioned or not. The seller will not give you a discount because you aren’t represented by an agent. By going into the transaction unrepresented, the builder is free to either pocket his savings or pay a higher commission to their sales representative.


Now that we’ve debunked the myth that you’ll be coming out ahead by skipping an agent, we’d like to point out all of the benefits that come with being represented in your transaction.


For starters, your agent is a licensed professional, meaning he or she has a wealth of knowledge and resources unavailable to the average home buyer. By hiring a realtor, you also save yourself the time and energy of doing quite a bit of legwork. Many buyers justify not using an agent because they figure they can do this legwork themselves and save some money. Seeing as we just debunked the agent-less money-saving myth, why not save yourself the trouble and let a professional do the legwork? Real estate agents are also your personal advocates. During the process they represent your interests and wants to get you the best deal possible- after all, their jobs and reputation depend on it! In some cases, an experienced agent can even negotiate with the seller’s non-negotiable prices to get you a better deal.


So instead of asking yourself, “Why should I use an agent?” the real question is, “Why wouldn’t you hire an agent?” At no cost to you, hiring an agent will save you time today and money tomorrow.
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            <pubDate>Tue, 24 Jan 2012 20:42:11 -0500</pubDate>
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            <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!
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            <pubDate>Thu, 13 Oct 2011 13:41:12 -0400</pubDate>
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            <guid>http://www.premieratlantarealestate.com/blog/pricing-a-home-in-a-down-market.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/pricing-a-home-in-a-down-market.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>Pricing a Home in a Down Market - You Can't Underprice a Home</title>
            <description> <![CDATA[ 
This is something that we (and I think many other agents) struggle with in the market today. We meet with a client and go over what we believe should be the list price of a home and it's seldom a pleasant conversation. Typically, sellers know it's worth less than it was a few years ago, but getting the price right today really is more important than it used to be.


A home gets it's most activity from potential buyers in the early part of a listing period - the first 2 weeks. If it isn't priced for the market, it won't get an offer. Still, seller's feel they need to leave room to negotiate because they feel they need to squeeze every penny they can out of their sale. It's a fair enough idea, but it isn't grounded in what the data says they should do.


First, I'd like to discuss an important concept that regularly gets overlooked by both seller's and agents: It's impossible to underprice a home. Let me reiterate - you can't underprice your home. In a free market, it doesn't matter if you underprice by $1,000 or $50,000. It will sell for as much as the market will pay. Not more, not less.


So let's try to do a better job of recognizing the understandable objection about pricing and do a better job of explaining how the market works. If you list your home for the correct price, it will sell and it will happen fast regardless of your price point. It's not like homes aren't selling (see chart).





As you can see from this chart which shows home sales during this declined market, home sales are actually quite consistent. It's just that only the ones that represent exceptional value sell. If you price it at the right number, it's impossible for it not to sell. So the obvious question is that if you list it low and it sells fast, doesn't it meant that you could have listed it a little higher, waited and got a higher offer? The answer is of course no. Emphatically. If you overprice your home and need a price reduction to sell, it will sell for less than it would have had you priced it correctly to begin with (see charts below).








This second chart is very telling. If you price high and reduce, it will sell for less than it would have had you priced it correctly to begin with.


It is possible however to have missed the mark by pricing it a little bit too low. Guess what happens next...you get multiple offers and the price will be brought up to the highest possible price.


Still not convinved? Look how long it will take if you overprice your home instead of pricing it correctly (pay special attention to the fact that it doesn't matter at all at what price point your home is in).





Red is the time to sell of homes that did not get a price reduction. Yellow is homes priced correctly at the start.


So, don't fear low pricing. It's your best chance to get the highest amount for your home.
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            <pubDate>Wed, 21 Sep 2011 11:23:05 -0400</pubDate>
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            <guid>http://www.premieratlantarealestate.com/blog/new-bottom-driven-down-by-condos-single-family-about-flat.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/new-bottom-driven-down-by-condos-single-family-about-flat.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>New Bottom Driven Down By Condos, Single Family Prices About Flat</title>
            <description> <![CDATA[ 
January is the worst month for home prices in Atlanta and 2011 is no different - although not as bad as I thought. We now have all of the January data compiled and we do have a new bottom for home values in Metro Atlanta that takes us back to levels not seen since 1998.

But...

Closed sales were up and pending sales are up compared with 2010...

...and it's not as bad as it could be - or could have been for that matter especially with the weather we had early on in the month. Single family home (detached) prices are down 3.1% from 2010, but not lower than they were in January of 2009 and attached homes were down 18.4% from 2010. So I think it is more accurate to say that we have a mixed bottom. Technically, the new bottom of the market is January 2011, but I think that labeling the market as the worst it has been is only important for the doomsayers. Since the condo market is dragging us deeper in this hole while single family remains basically flat for 2 straight years (and now beginning a third year), I think it's important to make the distinction. The majority of sales (over 80%) are single family and that bottom was January of 2009. What we have is a technical new bottom and a bifurcation of the market trends as it relates to single family homes vs. condos.

The Hurdle is Financing (and therefore demand) and Foreclosures for Condos

Foreclosures played a large role in the decline in condo values as the median foreclosure price was $85,000. Until we shake out the remaining foreclosure numbers, we are going to have more trouble.&nbsp;

Financing for condos also complicate the problem. If you want to buy single family home it's not really a problem. 3.5% down and you are basically in. That's not the case with Condos where many buildings are not FHA approved making lending guidelines a bit more difficult. Where there is easier money, there are more sales. Since more sales by definition means higher demand, we see a relatively stable single family market and continued difficulty in the condo market. The good news for condo demand is that January numbers were up over 11% from January 2010.

There are great opportunities though for anyone willing to look. You can buy a 2 bedroom 2 bath condo on Piedmont park for under 230K. Try doing that 3 years ago. One bedrooms in Buckhead and Midtown for under $100,000 is not that hard to find either. For some buildings that are full in good locations with nice amenities, prices are pretty stable as well. It's just that trying to navigate through these waters without a very skilled agent who understands the market is pretty risky. That's not always the case, but working as a lone ranger right now is probably not a very good idea.

Where We Go From Here?

Sideways. For a while. That's for residential detached and down a little more for attached homes...

...and I for one am just fine with that. It's much better than it has been and should help bring confidence back to the market slowly. It's beginning to be a little more predictable too. The way it should be.

There just isn't anything to indicate a real upturn or downturn on the horizon. Anything can happen as we are seeing in the middle east right now with the effect on oil/gas prices, but without any real unforeseen changes, sideways should be the general trend for 2011.
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            <pubDate>Tue, 08 Mar 2011 09:41:32 -0500</pubDate>
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            <guid>http://www.premieratlantarealestate.com/blog/3rd-quarter-atlanta-market-statistics-video.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/3rd-quarter-atlanta-market-statistics-video.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>3rd Quarter Atlanta Market Statistics - Video</title>
            <description> <![CDATA[ 
The 3rd quarter is over and it was not great - but not really worse than most analysts expected. During the second quarter (and before the statistics were complete), many of us thought that we would see year over year increases in sales volume, but those numbers were more heavily influenced by the tax credit than was factored in to many of the early interpretations. It now looks like we will end up a couple percent down in sales volume and 5-6% down in sales price. ANother significant statistics for real estate here localy is that for the first time, RE/MAX is no longer the number one real estate company in Atlanta. Keller Williams surpassed RE/MAX in the number of closed sides of real estate transactions. Congrats to all of us at KW in Metro Atlanta!

While the numbers look down, the truth is that it is marginal- more sideways really - and not as bad as the bottom (January 2009). There is a chance still that we may set a new bottom in January or February of 2011, but in the bigger picture it will be more accurate to say that we are really just continuing to drag along the bottom. The actuaries can come back later and pinpoint the exact moment of the day, week, month and year of the bottom because if that is what you are looking for before you buy a house then you have miscalculated how to avoid risk in the real estate market. I'm not saying go blindly into your next purchase - only that we are at the bottom and it's not possible to judge the exact moment although it is probably a safe assumption that if you buy right now you aren't likely to see significant equity increases based upon appreciation in the next 2-3 years. On the other hand you aren't too likely to lose money if you work with a competent professional to help navigate the minefield that is the current market with lots of great opportunities and lots of really bad ones! Sorry for the digression....below is the video (I'm still working on some technical qualities, but this is pretty decent). It's about 10 minutes long...

3rd Quarter Metro Atlanta Market Statistics&nbsp;

#3q-2010-market-stats#&nbsp;

&nbsp;
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            <pubDate>Fri, 29 Oct 2010 10:48:49 -0400</pubDate>
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            <guid>http://www.premieratlantarealestate.com/blog/2nd-quarter-2010-atlanta-real-estate-market-statistics.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/2nd-quarter-2010-atlanta-real-estate-market-statistics.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>2nd Quarter 2010 Atlanta Real Estate Market Statistics</title>
            <description> <![CDATA[ 
#2q-2010-market-stats#

ChartMasters creates a phenomenal quarterly market report that myself and our broker present to our office. A number of Keller Williams offices across Metro Atlanta are provided the same report - I presented it last Tuesday to our office. The presentation lasts for a couple of hours and gives all of us a pretty good leg up on other agents by providing us with a strong foundational base of the current real estate market.

If you have any questions, please either email me at ryan (@) premieratlantarealestate.com, call me at 404.630.3187 or post a comment and I will get back with you.

As with all YouTube video - make sure you switch it to 720p for the highest quality video...
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            <pubDate>Mon, 02 Aug 2010 23:17:57 -0400</pubDate>
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            <guid>http://www.premieratlantarealestate.com/blog/not-all-client-questions-are-easy-to-answer.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/not-all-client-questions-are-easy-to-answer.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>Not all Client Questions are Easy to Answer</title>
            <description> <![CDATA[ 
Below&nbsp;is a question I received from a client I am working with so&nbsp;what I am writing&nbsp;is actually about answering the questions as best I can for my client, but it illustrates - at least to me - what one of the&nbsp;most significant&nbsp;differences is in today's market&nbsp;compared with the market of just a couple of years ago; regardless of price point, there is some reluctance to purchase now, whereas just a few years ago, there was almost a reluctance to wait for fear of losing the home to someone else who might also be interested in it. Here is the question from my client:

&quot;I need an understanding of what price points are are likely to appreciate the most over the next 20 years.&nbsp; Much of the appreciation before the crash was due to a declining interest rate environment which won't continue.&nbsp; I need to understand total cost of ownership after taking into consideration price, taxes, appreciation, finance charges, maintenance and difficulty of resale.&quot;

Well, I'm not sure why I am going to try to tackle this publicly, but, the need to blog is pulling me and I need to answer the questions as well so I'll try to kill two birds with one stone here. I'll address each segment separately:

What Price Points are Likely to appreciate the most over the next 20 years?

Admittedly, I have no crystal ball and so this is impossible to be certain of so&nbsp;a history of the last 100+ years in real estate appreciation will be helpful. This roller coaster ride plots the appreciation from 1890 to 2007:

#rollercoaster#

Here is a chart of you don't want to&nbsp;watch the&nbsp;long video. Click on the chart to see a full size. I borrowed it from the NY Times who borrowed it from &quot;Irrational Exuberance&quot; by Robert Schiller:



The point of the chart is to see that:

1.) Prices recently rose too much, too fast.

2.) Prices over time are likely to be higher rather than lower.

The question is what price points are most likely to increase the most over the next 20 years? First, I need to know if you the question refers to an increase in price as a percentage or as a gross dollar amount.

This is one of those questions that really requires more information to answer with precision, but generally, the more expensive the house is now, the more likely it is that it will be worth more money than a lower priced house. As an example, let's say that a $200,000 and a $2,000,000 each appreciate at 5%/year over the next 20 years.

This calculator will give us the future values:

The $200,000 will be worth &gt;$531,000 or, $331,000 more.

The $2,000,000 will be worth &gt;$5,300,000 or $3,300,000 more.

In fact the $2,000,000 would only need to appreciate about .8% in 20 years to increase in value the same dollar amount as the $200,000 house.

Given this, I think it's safe to say that when you leverage more money, you are more likely to have a higher yield. I hope that this makes sense.

I Need to Understand Total Cost of Ownership...

I need to understand total cost of ownership after taking into consideration price, taxes, appreciation, finance charges, maintenance and difficulty of resale.

Well, only a homeowner can ultimately answer this fully as one persons value on the actual living in the home may differ than another person. So from a dollars and cents perspective only we can make an attempt. Again, no crystal ball here...

Most of this, I suspect, will scale on a percentage basis so buying the right house will ultimately be the sum of what you can afford, what you want to buy, characteristics of the home, the location of the home, etc...Let's start with appreciation - the more expensive the house, the greater the dollar return. This should offset additional taxes on a more expensive home as you essentially pay taxes on a percentage of the home's value. Maintenance will be higher on a larger home - buy new and this will help to reduce those costs as well as monthly costs of ownership because newer homes tend to be more efficient.

Financing - this is tricky...let's say you pay cash for the house and it costs $2,000,000 and the home appreciates at 5%. We know that you will make &gt;$3,000,000. If you financed the house and invested most of that $2,000,000 for 20 years, could you make more than 5%? Sorry, I'm not going to answer that part. You'll need to get with your financial advisor :)

Now, let's talk resale with some statistics...

In the last&nbsp;7 months of 2009, 5,163 homes sold in Metro Atlanta between $200,000 and $300,000. That's 738 month. There are currently&nbsp;7,981 active listings at that price point. that's about 1.4 out of 10 that sell each month and about a 10.8 month supply of homes.&nbsp;The average days on market is 108.

During that same time, 277 homes sold between $1,000,000 and $2,000,000 with an average days on market of 149. There are currently 1,101 active listings at this price point. That's 39.6 sales per month and an absorption rate of 27.7 months. This is a price point that has seen large price declines over the last 18 months. About 1 in 30 of these sell each month.

During that same time, 25 homes sold between $2,000,000 and $3,000,000 with an average days on market of 117. There are currently&nbsp;246 active listings at this price point. That's 3.6 sales per month and an absorption rate of&nbsp;68.3 months. This is a much smaller price point. About 1 in&nbsp;75 of these sell each month and apparently it is only the very best ones. On a side note, these days on market statistics are not 100% accurate as many of these homes were previously listed and failed to sell. That time is not included in this statistic.

...frankly, the statistics don't mean that much by themselves and it is somewhat intuitive that more expensive homes are harder to sell.

However, if you weigh the greater difficulty in selling with the greater monetary gains realized, you may decide it is worth it. Of course, none of this can factor in what may happen next month, next year or a few years down the road when the market may stabilize or continue to fall. It is less likely that we will begin to see prices rise in the short term, but some think that most of the bleeding is over while others think there is more to come. At the higher price points, there is still an oversupply of homes, but, not many new homes are entering the market so 12-18 months from now appears to be a bottom. It's important to note that we have likely already passed the &quot;technical bottom&quot; of the overall real estate market in Metro Atlanta.

So, for the one person I actually wrote this for, I hope it helped. For anyone else, I would encourage any and all comments although the number of people likely to be interested in this is likely to be quite low!
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            <pubDate>Tue, 30 Mar 2010 23:49:36 -0400</pubDate>
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            <guid>http://www.premieratlantarealestate.com/blog/foreclosures-activity-increases-6-in-february-nationally-lets-look-locally-too.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/foreclosures-activity-increases-6-in-february-nationally-lets-look-locally-too.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>Foreclosure Activity Increases 6% in February Nationally, Let's Look Locally Too</title>
            <description> <![CDATA[ 
According to RealtyTrac, foreclosure activity is up 6% in February of 2010 compared with the same time period in 2009. This represents the smallest increase in activity in 4 years. To me, that doesn't mean we are seeing improvement and there isn't anything to indicate that we are heading towards consistent year of year decreases in foreclosures so in my opinion, this is still more bad news for home values.

Locally, foreclosure sales in February of 2010 were&nbsp;1245 compared with 1430 sales for the same time period in 2009. Interestingly, non-foreclosure sales in 2010 totaled 1598 meaning that foreclosure sales made for about 44% of sales in 2010 while in 2009&nbsp;non-foreclosure sales&nbsp;were 1512 or 48.6% of sales. In 2008, non-foreclosure sales totaled 2182 with an additional 1112 sales that were foreclosures or 33.7%.

So, as a percentage of total sales, foreclosures year over year over year in February were: 2008 --&gt; 33.7%, 2009&nbsp;--&gt;&nbsp;48.6% and 2010 --&gt; 44%. Certainly 2010 looks a little better, but, there are still plenty of sub-prime loans to go bad.

Compounding the sales price problem is the increasing number of sales that are &quot;lender mediated&quot; sales, better known as short sales. Unfortunately collecting this number from either of the multiple listing services in Metro Atlanta is difficult as there&nbsp;has only recently been added official fields marking listings as short sales. On a national level, short sales have actually surpassed foreclosures in sales volume according to this housingwire.com survey. This combination makes it difficult to regular resale sellers as well as new construction.

Myth: Alpharetta and the North Metro are Immune

Don't believe anyone who tells you this. There is no area and no price point that is not being directly and indirectly affected by short sale and foreclosure sales. Whether you are looking at one million plus in Buckhead or any price point in Alpharetta, Milton or the rest of the northern suburbs, your home value is directly impacted. If you bought your home in the last 3 years or so, you are almost certain to be upside down. There are few exceptions.

Most agents aren't willing to be straight about these numbers because they are afraid it will keep you from listing your home or buying another one.

There are Bright Spots, But not Many

Some areas and price points have 6 months or so of inventory - but prices still won't be rising anytime soon. More REO and short sales will ensure that doesn't happen. It does mean that the bleeding has stopped for some and it means something more if you are a buyer in an area that is starting to get closer to being a balanced market; you snooze, you lose!

In Alpharetta and Milton, west of GA 400, there is a 9.5 month supply of homes and that is looking at December and January numbers.&nbsp;With the end of the tax credit, we might expect this to go down even further to to a sales surge. We'll see if that actually happens though.

&nbsp;
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            <pubDate>Fri, 12 Mar 2010 08:51:50 -0500</pubDate>
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            <guid>http://www.premieratlantarealestate.com/blog/georgia-ranked-10th-for-foreclosure-filings-in-january.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/georgia-ranked-10th-for-foreclosure-filings-in-january.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>Georgia Ranked 10th for Foreclosure Filings in January</title>
            <description> <![CDATA[ 
From the Atlanta Business Chronicle.

&quot;The Peach State had 11,274 foreclosure filings -- default notices, scheduled foreclosure auctions and bank repossessions -- last month. This was down 13.1 percent from December 2009, but was 13.8 percent higher than January 2009. The state ranked 10th for foreclosures&quot;.

The report also says that 1 out of every 357 houses in Georgia got a foreclosure notice in January. This is in line with national numbers that have a decrease from December, but a year over year increase. Nationally, 1 in 409 homes received a foreclosure notice so we are performing worse than the total market. More from ABC:

&ldquo;January foreclosure numbers are exhibiting a pattern very similar to a year ago -- a double-digit percentage jump in December foreclosure activity followed by a 10 percent drop in January,&rdquo; said James J. Saccacio, CEO of RealtyTrac &ldquo;If history repeats itself we will see a surge in the numbers over the next few months as lenders foreclose on delinquent loans where neither the existing loan modification programs or the new short sale and deed-in-lieu of foreclosure alternatives works.&rdquo;

I am still of the belief that banks will moderate the number of foreclosure homes entering the market. Every home they add to supply lowers the value of their REO assets so I believe that they will continue to manage the flow of listings to protect the values. It's in their best interest and it is in our best interest.
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            <pubDate>Thu, 11 Feb 2010 12:13:56 -0500</pubDate>
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            <guid>http://www.premieratlantarealestate.com/blog/atlanta-real-estate-market-4th-quarter-2010-stats-and-graphs.html</guid>
            <link>http://www.premieratlantarealestate.com/blog/atlanta-real-estate-market-4th-quarter-2010-stats-and-graphs.html</link>
            <author>ryan@premieratlantarealestate.com (Ryan C Ward)</author>
            <title>Atlanta Real Estate Market - 4th Quarter 2009 - Stats and Graphs</title>
            <description> <![CDATA[ 
The comprehensive report on the fourth quarter of 2010 is in. I would like to temper what looks like good news by saying that some of this is government induced and therefore not sustainable over the long term&nbsp;unless the government inducement creates enough sales to reduce the inventory levels significantly as there is almost a certainty that the sales volume will taper off at the end of the tax credit. Perhaps the most important graph below is the median sales price graph with a trendline on it. Please take a look at that graph. Prices are up and when you see the broad view it may change your perspective on the market. If you have any questions or comments, please leave them in the comments section at the bottom and I will post them/answer them for you as quickly as I can...





































&nbsp;

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&nbsp;

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            <pubDate>Wed, 03 Feb 2010 09:53:56 -0500</pubDate>
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