Atlanta Real Estate Blog

Roswell Real Estate Market Update For March

Roswell Real Estate Market Update: March 2019

Main Takeaways:

The pendulum continues to slowly swing away from an overheated seller's market towards balance. It is still a seller's market even as the trends show moderate slowdowns compared to last year.

Key Points:

March of 2019 was similar to March of 2018 in many ways.

  • Demand is flat with 92 sales in March of 2019 and 93 sales in 2018
  • Median days to sell is up 100% from 16 days to 32 days meaning half of the homes in Roswell sold in 32 days or less while half took longer than 32 days
  • Inventory was slightly higher at 4.1 months yet still a seller's market

Overall Metro Atlanta Market Effect

The majority of indicators still show slowing through the month of April compared to last year. This is a trend that actually started in July of 2018. Price is a lagging indicator and we are still seeing them rise, just at slower rates. Inventory continues to go up monthly and demand is consistently slightly lower than the year over year monthly comparison. This chart from the Keller Williams Chartmasters presentation of the overall Metro Atlanta market shows a slowdown that simply can't be ignored:

Is It A Shift Or A Correction?

Right now, it's a correction. When the bottom fell out during the last downturn, the circumstances were very different. Currently, this is still an excellent time to sell your home. Prices are still rising, the economy is strong and there is no lending crisis.

Looking To Sell? Call Us At 770-604-1860

Let's talk. Understanding the market is one component in positioning your home correctly....

Thinking Of Transitioning To An Active Adult Community?

While moving into a smaller more comfortable home might be the right decision, downsizing can be challenging, but it doesn't have to be! Join us, at Vickery Rose in Roswell to learn simple steps to sell your home and how to simplify the process.

Please Fill Out The Form For More Information

Vickery Rose is located at 295 Crossville Rd, Roswell, GA 30075. We look forward to answering your questions!

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Martin's Landing Market Minute, February 2019


It's no secret that the overall real estate market slowed last fall on a national and local level. However, the market in Roswell and specifically at a hyperlocal level in Martin's Landing remains extremely strong. There are 15 homes for sale in Martin's Landing right now (February 8th) and of those 15 homes, 7 are under contract! Keep in mind also that January and February are the slowest months of the year...

Two January Sales in Martin's Landing

Last year in January, 8 homes sold and while this year's number looks low, there were only 3 sales in February last year. Based on current pending sales, we will double or triple that this February. The January 2019 sales in Martin's landing were 11200 Martin Ridge Rd for $308,000 and 100 N Pond Ct for $242,000. Another home, 360 Spring Lake, was scheduled to close January 31st and it hasn't updated in the system yet. I'm not sure if it closed or had the closing pushed out a few days. I'll report it next month either way...


Martin's Landing Real Estate Agent

If you are ready to sell your home in Martin's Landing, contact us. The first step typically starts with getting an idea of what your home will sell for in today's market followed by finding out what marketing techniques will get your home sold for the most amount of money in the least amount of time. Fill out the form below or give us a call for a no-obligation consultation.


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Martin's Landing Market Minute, 2018 Recap

December will close out a strong month and a very good year for real estate in Martins Landing. As of December 17th, 61 homes sold and 5 more are slated to close before year-end. It will be just a few short of the number of homes sold in 2017, which is consistent with what we are seeing across Roswell and all of Metro Atlanta,

The average price of homes sold in 2018 is $337,197 with average days on market of 35 and homes selling at just over 97% of the original asking price. In 2017 there were 72 closings with an average price of $332,985 when the average days on market was 32 and right at 97% of the original price.

Most Expensive Sale of the Year

The most expensive home to sell this year was 8900 Martin Rd that sold for $500,000 and it only took 3 days to go under contract in April. The agent representing the buyer and the seller were out of 2 different Keller Williams offices. The list price was $499,000 and it sold for $500,000 with the seller contributing $10,000 toward the buyer's closing costs.

Current Martin's Landing Inventory

***Multiple Offers Received***
Below is our featured Martin's Landing home for sale and all...

HOMES FOR HEROES® AND PREMIER ATLANTA REAL ESTATE

We are thrilled to announce an affiliation with Homes for Heroes® - the nations largest Hero network of real estate professionals to make it easy for heroes to save on a home. Shortly after 9/11, Homes for Heroes, Inc. was established to give back to firefighters, EMS, law enforcement, military (active, reserves & veterans), healthcare professionals and teachers for all they do.

To expand the circle of giving, Homes for Heroes, Inc., donates a portion of its earnings to the Homes for Heroes Foundation. Every time a hero buys or sells a home using the Homes for Heroes program, they are helping heroes in need.

Check out more information about the program on our Homes for Heroes® page.

Why We Partnered with Homes for Heroes®

Our mission here at Premier Atlanta Real Estate is to enrich the lives of the people we meet and help them achieve their dreams. As our driving business mission statement, we do our best to answer a basic question to guide our decision making in life and business - will what we are doing or plan to do enrich the lives of the people we meet and help them achieve their dreams? For the Homes for Heroes® program, the answer was simple.

Local heroes are essential to our civil society. They are often also overlooked, chastised, underpaid, overworked and underappreciated. We see this as an outstanding way to give back.

If you are or know someone that is a teacher, firefighter, active or retired military, healthcare worker/EMS or in law enforcement...

12 Farmhouses in North Fulton You Can Buy Right Now

Chip and Joanna have announced that this will be their last season of Fixer Upper but they have forever left their mark on the housing market well outside of Waco with their varied modern/rustic/farmhouse designs. Sure, they weren't the first to do it, but they made it popular and this style has found its way all over the country including right here in North Fulton. Below is a handpicked list of what we think are the 12 best Farmhouse (or variation thereof) style homes you can buy today.

If you see something you like, let us know!

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Shades of Gray

Gray is here to stay! Gray has become a wildly popular color for both interior and exterior paint. It pairs perfectly with a wide variety of decor and can set the tone of a room anywhere from mysterious to glamorous to serene. Gray has become to the go-to color for home updates - simply changing your walls to a great shade of gray can bring new life to an older property. In fact, you could say it's a definitive neutral, an ideal option for maintaining versatility and polish.

Gray can be light and dark, warm and cool, deep and rich, or pale and tranquil. Picking the right shade of gray will help you create the perfect ambiance for your home. When you decide to update your paint scheme it will be important to test the shade(s) you have selected. Check your gray color in all varieties of light - daytime vs. nighttime, fluorescent vs. incandescent, etc. And work with hues and tones. Paint an accent wall in a deeper shade of gray to create interest and depth in your room. Add a light gray to your ceiling to create a polished look. Use sites like www.pinterest.com and www.houzz.com to get ideas of gray color palettes for your painting project. And gray isn’t just for walls.. painting older cabinets a contemporary gray and adding new hardware can be a cost-effective way to update your kitchen.

Here are some fabulous options to use when you decide to jump into the world of gray. Click on each color swatch to get more information about the hue and see coordinating and complimentary colors.

Sherwin Williams

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Do Your Homework!

It’s hard to believe, but the beginning of a new school year is just around the corner! Although I am sure your kids are still enjoying their summer vacation, it will be no time before they have picked out the perfect backpack and stuffed it with all the essential school supplies.

One of the top search criteria I hear from buyers is schools. Schools can be a primary reason for moving and a major deciding factor for the home you choose to buy. First and foremost, parents want the best schools for their kids - that is a given. But beyond that, the school district where a home resides can determine the market value of a home and it’s potential to gain value in the future. And, the sought after schools can also help you down the road when it comes time to sell your home - making it more desirable to potential buyers.

Looking for a home in a particular school district? On the Premier Atlanta Real Estate site, we have an awesome tool to help you search for available homes located near the most popular schools in the area. Check out this link:

https://www.premieratlantarealestate.com/homes-for-sale-by-school-district-in-atlanta.php

Want to do some more homework? Request a copy of the Atlanta Business Chronicle annual school guide. When doing research on schools, I recommend reviewing test scores and visiting schools in person to speak with staff who can then provide you with more information about each school. A good place to start is with the annual Atlanta Business Chronicle School Guide. Send me an email at [email protected] to request a copy and I will mail you one directly.

Are you are ready to start...

What's The Real Story? It's Probably Pricing!

Time and again, I come across a home listing that is well kept, with awesome features, in a great neighborhood... but it just isn't selling.

Buyers will ask, "why has is been on the market so long?" Sellers will ask, "why isn't my house selling?" 

And the answer is usually: PRICE.

My job, as your highly skilled real estate professional, is to do the research and give you the tools and information to price your home properly, or to make the appropriate offer on a property. To get that information, I look at factors such as style, size, features, geographic location, schools, etc. in comparison to comparable recently sold (in the last 3 - 6 months) properties. I don't set the price - you don't set the price - THE MARKET SETS THE PRICE.

The goal is to sell the property in the least amount of time for the most money. And your pricing strategy will have a direct effect on your success of selling for the most money in the least amount of time. Statistics show that if you price your property too high, you risk sitting on the market for months. And in the end, you will probably be selling for less than if you priced properly from the beginning, because you will need to do price reductions to offset the perception that there is something wrong with the property. Price your property too low, and you aren't maximizing the potential profit from the sale - and the bidding war you hoped to achieve may never materialize.

Take a look at the snapshot below which demonstrates the effect price has on sales vs. listing price and days on market. Getting the price right from the beginning, is your best bet for selling your home for the most amount of money in the least amount of time.

Are you ready to have a chat about selling your home? I would love to meet with you to...

A Tale of Two Markets - Don't Be Fooled!

If you watch the news, read Facebook or know a real estate agent, you've probably heard abut how amazing this real estate market is and how much prices have gone up and it's a great time to sell. Did you also know that certain segments of the market are actually far more favorable to buyers than to sellers? Read on to learn what's really going on in the market...

The market really is actually split into two segments. For one segment, it's a sellers market and for the other, well, it's a buyers market. Do you know which is which?

There is a natural break in the real estate around the $500,000 home price mark. In large part this is because conventional financing in Atlanta goes up to $424,100. If you want to buy a $500,000 home and avoid a jumbo loan with higher rates, you need to put down $75,900 plus you need money for closing costs. This generally means that buyers must have a 20% down payment for loans on purchases over $500,000 and that limits the number of buyers and therefore demand and therefore prices.

The difference between the $500,000 and below market is staggeringly different from the $500,000 and up market. I'll show you 3 different markets in Metro Atlanta that point to this difference and if you jump into this market as a consumer, you need to be armed with this information because it could cost or make you 10's of thousands of dollars.

Point to Remember: If there are less than 6 months of inventory of homes, it is a sellers market and above 6 months of inventory it is a buyers market.

North Fulton

In North Fulton, it is a very strong sellers market below $500,000 and a buyers market for homes above $500,000. Let's look at the numbers:

Below $500,000:

  • Active listings - 335 homes
  • Sold listings...

Keys to Successful House Hunting

Use the tried and true newspaper reporters tool to have a fabulous home buying experience! Answer these five Ws and one H to buy your next home with confidence and success! 

Why Do You Want A New Home?
The first, and most important question you need to ask yourself is “Why do I want to move?”. Your reason or motivation for moving will drive the rest of the process and will help you answer the rest of the questions. Maybe you are taking a new job in a new city. Maybe you want to be closer to the grandkids. Maybe your family is growing and you need more space. Or maybe you are just ready for new home. Whatever the reason you have for moving, it is the right reason, and it will play a key role in helping you make those key home buying decisions. Figure out your big “WHY” and then keep that as the focus during your house hunting.

How Much Do You Want To Spend?
This will be one of the most expensive purchases you will ever make so you need to begin with a discussion about financing. ALL HOME BUYERS NEED TO MEET WITH THEIR BANKER OR A LENDER BEFORE LOOKING AT ANY HOMES! Pardon my “shouting” - but having your financial ducks in a row before embarking on the home buying process is a crucial step you should take to ensure you start off the process on the right foot. If paying cash, your banker can discuss the status of your accounts, your budget, and provide you with a letter verifying you have the funds available to purchase a home. If financing with a mortgage, the lender can help determine your budget and provide information on the various loan programs available to you, as well as providing documentation of your pre-qualification. The professionals can also help you determine if it is not quite the right time, financially, to purchase a home. Take...

Your Guide To Home Inspections

You have searched and searched and finally found that perfect home to purchase... what is the next step? As soon as you have a property under contract the next important step in the home buying process is conducting an inspection of the property. A home inspection is a valuable tool in evaluating the condition, soundness and safety of the property. The resulting report is a fantastic source of information about the home you are buying, and can highlight items that need to be addressed prior to purchase.

A home inspection should be conducted by a professional, licensed, experienced and highly recommended home inspection contractor. As in every industry, there are good and bad home inspectors. Ask for recommendations from your real estate agent - they have worked with many inspectors and have valuable insights to help with the selection process. Your agent will know which inspectors will provide the best and most useful information and provide excellent customer service, all for a reasonable price. You can also ask trusted family and friends for inspector recommendations. Once a professional is selected, your agent will schedule the inspection, coordinating with the listing agent and home seller.

A home inspection is usually paid for by the buyer. On the day of the inspection, the buyer (along with the buyer's agent) is invited to walk through the property with the inspector so they can verbally discuss and visually point out any findings . The inspector will also provide a written report for the buyer and agent to review, documenting all the things they observed while evaluating the property.

What is usually evaluated as a part of the inspection:
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Will You Be Early Out of the Gates?

You have probably heard lots of advice about the best time of the year to put your house on the market … “Spring! Sell in the spring, it’s the best time” they will say.  But getting a jump on the real estate market may be your best opportunity to come up a winner when selling your home. Here are just a few of the ways listing your home in January and February can benefit you in the home selling race.

Inventory is Low

The holidays did little to slow down the robust real estate market and we find ourselves still deep into a Seller’s Market. What that means is inventory is low and there are not enough homes to meet the demand of the buyers in the current market. This is the case both nationally and locally. According to realtor.com, on a national level, active listings are down a staggering 11% when compared to 2015.*  Here in Atlanta, intense demand is resulting in a 12.1% reduction of listings compared to this time last year.

So who remembers their Economics 101 class? Bueller? Bueller? When demand is high and the inventory is low, it is the BEST TIME TO SELL! As long as you follow the professional and knowledgeable advice of your carefully selected listing agent, you will likely be able to get more for your home and sell quickly.

As we head in to the spring months, inventory will inevitably increase. Your home will have more competition, you will have to work extra hard to get the attention of the buyers out shopping. That may mean pricing lower than the house for sale around the corner, making extra updates to your home, and dealing with fickle buyers. Be the star of the show by listing your house in January or February reap the rewards!

Serious Buyers

People who are house hunting in January and...

A New Home for Christmas?

Have you been thinking about buying a new home, but planning to wait til spring? You might want to consider doing your home buying during the holidays... this can be a fantastic time of year for you to find that dream home and get a great deal! Who says the best presents come in small packages? How about a two story with a pool and a fireplace sized package? Let’s talk about a home shopping during the holidays.

Deals! Deals! Deals!

Let’s face it, no one really wants to put their house on the market during the holidays. Listing your home usually means the hassle of prepping the house for sale, and keeping it clean for showings, and scheduling open house events. Now try doing all that while putting up festive decorations, hosting special events, attending school programs, wrapping gifts, and still finding time for work and family. So a seller who has decided it is time to sell is probably finding that prospect a necessity, whether for a employment relocation, a family need, or any number of other reasons.

This is where you, as the buyer, can have some purchasing power. Homes on the market during this time may be ripe for offers under the list price, due to the urgency of the seller to sell. Sellers may be more willing to take care of those inspection items because they need to get moving. And if you have the ability to move quickly, sellers may be very happy to oblige a short escrow period. (one caveat - check with your lender to check for any delays the holidays pose regarding time needed for closing the transaction).

Houses that have been on the market a while will likely try to price drop before or during the holidays to get some action on the home and get it sold before the end of the year. With fewer buyers in the market, sellers are trying everything they can to get more traffic...

Willow Springs in Roswell - Market Update

Willow Springs is one of the largest and most popular neighborhoods in Roswell. It consists of approximately 680 homes and is also home to the Country Club of Roswell. Sales in Willow Springs are historically high for a number of reasons including the location and proximity to Georgia 400, shopping, dining as well as NorthPoint Mall and Avalon.

Willow Springs Market Update

This year (as of this writing in November) there have been 35 sales in Willow Springs. The most expensive sale was $750,000 and the least expensive sale was $278,000 so home prices, depending on style and location within the neighborhood vary with options for most buyers looking for the lifestyle offered in Willow Springs. Here are the statistics for Willow Springs

  • There are currently 13 homes for sale
  • There 8 additional homes under contract
  • The average price for sales is $452,404
  • The average days in market for homes to sell is 60 days, but for those home which were priced correctly and did not require a price reduction the days on market dropped to 39
  • The median days on market, where half the homes took longer and half the homes sold faster is 29
  • The median sales price is $410,000 where half the homes sold for more and half the homes sold for less
  • The original list price to sold price is 95.46% for all homes sold and the list price to sold price for homes priced correctly was 97.89%

Compared to Roswell in the Same Area

When we compare Willow Springs to Roswell in the same are and price range you can get a feel for how it stacks up to surrounding neighborhoods. There are of course, other factors besides just the statistics that come into play but it still gives a baseline for comparison.

In this area of Roswell at the same price...

Alpharetta Market Update - Things are Changing...

Summer is over and school has started and that means we run into the beginning of the fall cycle of slower home sales through November and the typical uptick in December before the slowest two months of January and February. Inventory is still very low and fully one third of all homes currently listed for sale are under contract but change is coming - it's just a matter of when we see a change and no longer if we see it.

Check out the infographic below for the big numbers:

What Does This Mean?

I don't think I would read too much into the slower sales for a couple of reasons. First, most new home sales are not accounted for in any database so it's difficult to get a totally clean number. Second, even if we do see a little slowdown in the sales, there still isn't enough inventory to drag us into a buyers market. At least not yet. There are of grumblings from buyers about homes being priced too high in their opinions and as an agent, I would agree with certain homes but that's anecdotal and not marked by any substantial evidence. to the contrary, we still see very low days on market for homes that are updated well and priced accurately. There is no shortage of buyers just a shortage of good homes.

When the market does shift, I wouldn't expect any change until the fall of 2017 at the earliest in Alpharetta and when it does if there is a price correction it would be my best guess that we may see a small, 4%-5% downturn in prices that won't last long as long as nothing radically changes in the overall economy.

Questions or Comments?

As always, we welcome feedback as long as it's respectful. Leave a reply below!

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