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        <title>Atlanta Real Estate Blog</title>
        <link>http://www.premieratlantarealestate.com/blog/tags/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>
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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 Ward:  CEO of Premier Atlanta Real Estate - Keller Williams)</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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            <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 Ward:  CEO of Premier Atlanta Real Estate - Keller Williams)</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 Ward:  CEO of Premier Atlanta Real Estate - Keller Williams)</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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