Atlanta Condos For Sale

Are You Considering Relocating to Atlanta, Georgia? A Personal Letter

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Dear Potential Atlanta Home Buyer,

Are You Considering Relocating to Atlanta, Georgia?

Atlanta is a wonderful city, filled with everything a big city offers, as well as all kinds of hidden gems. It’s a pretty cool place to live. I mean I’ve been here for 21 years!!! I’m originally from Montana (yes, they let a select few of us out each year!) but have lived in New Orleans, LA, Myrtle Beach, SC, Miami, FL, and was in Atlanta for about 1.5 years, then went to New York and came back to Atlanta. I’ve been here ever since. (All of those moves were compliments of my years in the Hospitality industry with Hilton Hotels and Nikko Hotels.)

Atlanta Georgia Real Estate AgentIf you are considering relocating to Metro Atlanta, I would love the opportunity to help you find the right place to call home. But I’m a little bit different than most real estate agents in how I help my clients, and thought it might be better if I told you right up front, how I work.

Even before I started selling real estate, I loved Midtown Atlanta. I started in 2004, so many of the condominium buildings I’m familiar with did not even exist when I started selling. I’ve taken my love of Midtown Atlanta, and my knowledge about the neighborhood and have sold most of my real estate during this past 11 years in Midtown and the surrounding neighborhoods. What does this mean to you as a home buyer if you want to live in say, Cobb or Cherokee County? I’m not going to be the agent who knows that market the best. And that’s actually a good thing as I see it. I don’t believe you can know every neighborhood, or every county in Metro Atlanta. Shoot, the metro Atlanta area is now 15-20 counties, depending on who you ask. Can you even imagine how one person could know all that?

So, I choose to focus on Intown neighborhoods basically from I-20 North to I-285. And THAT is still a huge area! But how is this a good thing for you? You will see MyMidtownMojo.com and Thomas Ramon Realty are affiliated with Palmer House Properties. When I joined the brokerage in 2010, we had about 300 agents. We now have over 1300 agents throughout the Metro Atlanta area. So, if you want to look for a home in a part of Atlanta I don’t feel I can give you the best service, I’ll find you an agent that I KNOW and TRUST to help you in the area of Atlanta where you want to live. And that is how I approach real estate.

I’ve helped buyers and sellers with single family homes, condos, lofts and townhomes. Both resale and new construction.

I’ve never had a complaint filed with the Georgia Real Estate Commission. I’ve never been involved in a mediation or a lawsuit since I’ve been selling real estate. Not every agent can say that.

I’m known amongst my peers and clients as a detailed, professional individual that works to make sure everyone knows what is happening every step of the way. And while it is my business and my livelihood to sell real estate, I won’t hesitate to talk you out of purchasing a particular condo or home, or not accept an offer on your home if it’s going to be a bad decision for you.

I’ve worked with everyone from first-time home buyers, to people downsizing to actors purchasing homes here in Atlanta because of our ever growing film and television industry! So, I’ve had many challenges, and I’ve never had a client say they would never work with me again!

Remember all those cities I listed above? I did a corporate relocation five times in my years in the hotel industry. I remember moving to Atlanta, and not knowing where the dry cleaners, or grocery store, or local watering hole was. It was a learning experience every time! So I know just how it feels!

If you’ve moved in the past, and had an agent experience that did not “sit well with you,” I want to change that experience for you! You will find I take the time to ask important questions. Learn about you, your lifestyle, your needs and wants in a neighborhood, or building and where you will be working. I never want you coming home at night, thinking, “Why did I buy here.”

I want to work for you…and with you to help you find the right new home here in Atlanta, or certainly the right agent to help you if it’s an area I don’t know! I hope you will Call me 770.713.1505 (my cell phone is never far away from me!) Click (You will find contact forms all around this site, or even email me at Thom@MyMidtownMojo.com, or Text me!

I’m confident you won’t be disappointed! In fact, you might just have a new friend once you are settled here!

Atlanta Condo Living | Where Do I Get My Mail?

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Atlanta Condo Living | Where Do I Get My Mail?There are numerous things in your lifestyle and daily routine that will change when you live in a condo. I’d like to say that 99% of them are all good, but there might me some aspects that require some adjustment. One might be picking up your mail.

Atlanta Condo Living | Where Do I Get My Mail?

When you live in a single family home, your mail may have come a couple of different ways. Of course, you may have opted for a mailbox directly at the post office, which you may still have. But the most common way to get your mail was in a mailbox you (or a previous owner or even the developer) installed at the end of your driveway. In older, established neighborhoods, your mail may have even been delivered to a mailbox attached right on your house! Just open the door, reach out and you have it.

Packages? Well, the UPS driver may just drop them on your front porch? Or I’ve actually seen them leaned up against a garage door. Now, what if it rains? Or, or better yet, someone decides to TAKE your package and they are not a member of your family!!!

All this is much easier (and secure) when you live in a condominium building. First, there is a central mail room where all the mail is delivered by your mailman (or woman!) You are provided a key by the developer (new construction) or by the previous owners when you purchase. (A side note….if you are NOT given a mailbox key at closing, be prepared to wait for a key. It can be a lengthy process to get a new one from the Post Office!!!) Once you learn the time the mail is delivered, you just stop by the mail room and collect your mail. Got a package?

Packages are handled differently by buildings, depending on how they are designed and if you have a Concierge or not. Newer buildings will have a package room where your package is held for you. You are either notified by a note in your mailbox, or the building may have a system in place where you get an email notification that you have a package. Some buildings even have video screens in the lobby, or elevator foyer that show your condo number if you have something waiting for you.

In some older communities, your mail box area may have larger spaces with a key where the mailman can leave your package, and put the key in your mailbox. But not everything will fit in these. So they may be left in front of your door! Yikes….that’s not to secure! If that may be the case where you live, you may opt to have things delivered to your office or place where you work, and they may be more secure.

As you get ready to move, watch your mail. You may be surprised at the magazines and catalogs you get that WON’T get forwarded via your mail forwarding. Or it may expire, and you won’t get them. Also time your notification of your change of address so mail does not get left behind at your address!! (I’ve found lots of mail leftover in mailboxes!!!

Atlanta Condo Living | Where Do I Get My Mail?

Downsizing From a House to a Midtown Atlanta Condo

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As you begin to think about not needing all this space, and that second floor you never even visit now, you will have some considerations to make for sure! Are the kids all gone?

Congratulations!!!  You have shipped the last kid off to college! (Admit it, despite being sad to see them go, you are kinda ecited about having the place all to yourselves now. But wait? What are we going to do with 3500 square feet of house for just the two of us? We still have to clean and mow the lawn (unless you have services for both!) What if we ditch the house and move Intown where we can walk and shop and leave the car in the garage? AWESOME!

Downsizing From a House to a Midtown Atlanta Condo

Downsizing to a CondoWAIT A MINUTE!!! We have 3500 sq. ft. of “stuff.” What ARE we going to do? What do we get rid of?

  • “I’m not giving up my Great Grandmothers’s writing desk!!”
  • “I’ve got to have my leather sectional so I can stretch out to watch college football!”

Indeed, these are some of the comments you will hear as you start the challenging process of downsizing from a house to a Midtown Atlanta condo. And some of these comments are important, but some of them we will have to think twice.

I’ve worked with many a condo buyer that is downsizing from a house. And the space of that 2 bedroom condo we are looking at is probably about the size of your kitchen, breakfast, dining, living room and maybe your family room. Yep. Forget that second floor or basement. And I often tell buyers that the furniture that works is your house probably won’t work in your condo!!

My rule of thumb is…if it has tremendous sentimental value (a treasure from your honeymoon trip) or a family heirloom that has been handed down (that writing desk above) then those are the things we want to make sure we can find space for. That leaher sectional will best be sold, donated or handed down to one of those kids who needs furniture!!

It is not an easy process, an may be one you should start BEFORE you even start looking for your condo. But then again, by me showing you some options and space, it may give you a better perspective as to what you can take, and what you can’t.

I found this great article, Moving to a Smaller Home, and Decluttering a Lifetime of Belongings that might help you understand the process and give you some ideas for getting started.

Once you are settled in your new condo, you are going to love your new lifestyle. You may not need that leather sectional to watch the college game as you may join your new found friends at a local sports bar for the afternoon!

Midtown Skyline From Spire Feb 2014

 

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FMLS Logo Listings on this website come from the FMLS IDX Compilation and may be held by brokerage firms other than the owner of this website. The listing brokerage is identified in any listing details. Information is deemed reliable but is not guaranteed. If you believe any FMLS listing contains material that infringes your copyrighted work, please click here to review our DMCA policy and learn how to submit a takedown request. © 2025 FMLS.
Data last updated: 6/9/25 1:20 AM PDT.

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What Condos Have Sold in Midtown Atlanta?

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Midtown Market Report November 2015I was at my desk bright and early this morning (that would be 6:30am for me!) and I had not yet thought of a blog topic for today. So the question came to ME, and then I figured it had to come to you if you were looking to Buy or Sell a Midtown Atlanta Condo….

What Condos Have Sold in Midtown Atlanta?

And we want to keep this information pretty relevant if you are on the edge of getting ready to Buy, or the edge of getting ready to LIST your Midtown Atlanta Condo For Sale, right? So, I did a map search of the MLS (shown at the right) for the last 30 days and came up with the following results:

There were 34 condo sales in the aforementioned map area, ranging in sales price from $74,900 at Melrose Park, to $762,500 at Spire Midtown for a combined condo. (two units combined to one…specifically Number 2305….she was a beauty by the way!)

Some other noteworthy sales include a 1 bedroom at 1010 Midtown for $323,500 and a 1 bedroom at Aqua for $300,000. Y-E-S…I said a 1 bedroom! For you “How Much was that per sq. ft.?” types, 1010 was $371 per sq. ft. and $283 per sq. ft. at Aqua. The 1010 home was 872 sq. ft. vs. 1,060 at Aqua. Was one a better deal than the other? Well you certainly got more square footage for your money at Aqua. But, if you are looking at monthly costs, the HOA at 1010 is $260 per month vs. $527 at Aqua. That’s a bit of a difference on your monthly costs!

I’ve included a list below of all the 34 sales, so you can see the buildings that had sales, and the prices. Another notable fact….over half of the sales were OVER $200,000. Just showing any Buyer sitting on the fence, that waiting will probably only cost you more. Interesting note is the inventory at Cornerstone Village…. some nice options got taken up at a $150-170,000 range, and the current listings in the building ar at $160 and $190,000. Also, there are two 2-bedroom listings that have been on the market for 90 days. Buyers are looking for value, but can’t wrap their heads around the open loft-style of these two listings. (Both have walls that do not go all the way to the ceiling, so privacy in the bedrooms is limited.) Mind you, a creative agent can point out how easy it would be to close off a bedroom with minimal construction and create a totally unique space and condo for the building. But hey, that’s just my salesman mind at work!

 What Condos Have Sold in Midtown Atlanta?

What Midtown Condos Have Sold

Midtown Condo Sales

What Condos Have Sold in Midtown

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FMLS Logo Listings on this website come from the FMLS IDX Compilation and may be held by brokerage firms other than the owner of this website. The listing brokerage is identified in any listing details. Information is deemed reliable but is not guaranteed. If you believe any FMLS listing contains material that infringes your copyrighted work, please click here to review our DMCA policy and learn how to submit a takedown request. © 2025 FMLS.
Data last updated: 6/9/25 1:20 AM PDT.

Walk Score provided by walkscore.com.

 
 

What Are Condo Docs?

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Declaration of Condominium, condo docsWhenever I work with a condo buyer (and that is pretty much every day!) there are numerous things we do as we purchase a condo. While buying a single family home in a subdivision might have HOA rules, they are usually much more involved when you purchase, and live in a condo.

What Are Condo Docs?

In every condominium purchase contract I write for my clients, I always include this special stipulation:

SELLER TO PROVIDE FULLY RECORDED COPY OF CONDOMINIUM DOCUMENTS, CURRENT ANNUAL BUDGET AND LAST 6 MONTHS HOA BOARD MEETING MINUTES TO BUYER WITHIN THREE DAYS OF BINDING AGREEMENT DATE. IF BUYER FINDS OBJECTION WITH ANY INFORMATION THEREIN, OR THE SELLER FAILS TO DELIVER SAID DOCUMENTS WITHIN THREE DAYS, THE BUYER MAY CHOOSE TO VOID THIS CONTRACT WITH WRITTEN NOTICE TO THE SELLER WITHIN 4 DAYS OF BINDING AGREEMENT DATE AND WILL BE ENTITLED TO A FULL REFUND OF ALL EARNEST MONEY.

The condominium documents included the Declaration of Condominium and The Association By-Laws. As you can see above, I additionally request a copy of the HOA Budget and the last 6 months of HOA minutes.

What’s IN the Declaration of Condominium? Here’s a sample Table of Contents:

  • Definitions
  • Location, Property Description, Plats and Plans
  • Units and Boundaries
  • Common Elements
  • Limited Common Elements
  • Association Membership and Allocation of Votes
  • Allocation of Liability for Common Expenses
  • Association Rights and Restrictions
  • Assessments
  • Insurance
  • Repair and Reconstruction
  • Architectural Controls
  • Use Restrictions
  • Leasing
  • Sale of Units
  • Maintenance Responsibility
  • Mortgagee’s Rights
  • General Provisions

Condominium Rules and RegulationsThis particular condominium Declaration is about 70 or more pages. Your newer buildings will have much longer condo docs. But you can see there is a wide variety of things that are cover. I mean, I could do a blog post series on every topic. (Hmmmm, there’s a thought?)

It’s important for you to review this document, no matter the length. SERIOUSLY!  You may not read it in depth, but by scanning the Table of Contents and then each section, you will have a better understanding of the “Rules of the Road” for living in that condo building.

The Declaration of Condominium is filed by the Developer when the Condominium is created. You are provided a copy (especially in new construction) by the sales representative for the Developer. But in any re-sale, you must obtain a copy from the Seller. If you note in my special contract stipulation, I underlined the words FULLY RECORDED COPY OF CONDOMINIUM DOCUMENTS.   What THAT means, is over the course of years, the owners can have voted to amend, or change the condo docs. They could have agreed to change anything from a pet policy, to leasing terms to parking assignments. Each time the condo docs are changed, they must be legally recorded in with the Clerk of Superior Court in the County where the building is located. Of course, all of Midtown Atlanta will be Fulton County.

We want to see ALL the changes to the original Declaration, to make sure there is not some material change that could affect you, and how you live and enjoy your home.

The Association By-Laws are simply the rules and make up of the Homeowners Association, or HOA. Equally Important, as they will spell out the makeup of the Board of Directors, Meetings, and the Powers and Duties of the Board. (Yeah, this is important!)

As we obtain, and review these documents, I’m here to answer any questions you may have. Your lender, if you are obtaining financing, will certainly review the budget to look for things like reserve fund balances and the income and expenses of the association.

It’s all good…and certainly nothing that should “scare you” when you look at these documents. When you live in close proximity to your neighbors, and share common things (walls, hallways, club rooms, etc.) you need to have “rules of the road”  to guide everyone!

5 Things Home Buyers Should NOT Do

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As a real estate broker, I’ve been helping Buyers buy homes and condos for over 10 years now. And I love what I do.  But because I do it every day of the week, much of the process is second nature to me. Ah…but that does not mean it is to you….The Buyer. And even if this is your 1st or your 5th home, you might even forget a step along the way.

Your home or condo search might be as short as 30 or 60 days, or it could take a year. It depends on when you start looking, and what you are looking for. But during that time period, there are some things you should not do!!!!

  • Don’t Buy A “Big Ticket” Item —  That can be anything from a refrigerator to a big vacation! Large purchases are not a good thing for your lender to find on, or in your financials! “Honey, we are getting a new house, and look at this 52″ on sale at Costco for only $2,000!” Ah…NO! STOP! Wait till AFTER you have closed to make that purchase addition to your new home! And, this includes a NEW CAR! Suppose you have a lease car, and your lease will be up shortly before you buy your home. This NEW lease will be a new debt and could throw you loan right under that new car!
  • Moving Money— Now, if you are planning to use money from a 401K for your down payment, consult with your lender about WHEN and HOW you should move that money. They will be the best person to tell you to have it in your savings account 6 months or 6 weeks before you close. But any large financial deposit in and out of your accounts will require an explanation, and it could too derail your loan process. Here is another time for me to stress why I have all of my Buyers pre-approved with a lender BEFORE we start home or condo shopping.  This way, we have no surprises, and it is a good time for me, and your lender to remind you of all of these things!
  • Keep Your Job!! — Well, this would sound pretty obvious, right? But it has happened on more than one occasion. All of the sudden, a great opportunity presents itself at another company. If you are in the middle of the home buying process….it just might come to a screeching halt. And if you have changed jobs in the last 6 months, this too could set you back a few months until you are “seasoned” in that new position. A lender wants to know that new job is as secure as YOU think it is, before they give you a mortgage and the keys to a new home.
  • Know Your NEEDS and Your WANTS — Another one that might sound obvious, but when we are out looking at homes or condos, and you have gasp as you take in the view from the 25th floor, don’t let that overshadow something like closet space, or parking spaces! It’s a big one-bedroom, and you are sure you will fit, but it only has 1 parking space…and we have 2 cars. Same challenge can happen with a single family home! It has a “to die for” kitchen and bath remodel, but there is only 3 bedrooms. Wait, we need a Master, a room for Johnny, a room for Suzie, a guest room, a home office….and suddenly you’ve outgrown the home you love before you even move in. Make that list, and by all means….share it with me!  This way, I can help keep you on track!
  • And Speaking Of…Have A Real Estate Agent! — You might start your home search here at MyMidtownMojo.com or any of the other few thousand websites where you can search for homes, but don’t go it alone! Remember, I do this every day. I know the challenges, and the pitfalls, and the landmines we need to watch out for. I’m here to help guide you through the process. It has been proven time and time again, that having an agent by your side will lead you to a much smoother buying and closing process.

Thom Abbott

Associate Broker, REALTOR(R)
905 Juniper Street, NE Suite 110
Atlanta, Georgia 30309
770.713.1505 Direct
404.876.4901 Office

 
 
 
 
 
 
 
 
 
 

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