Buyers Archives

Tips For Finding Your Intown Atlanta Home

October 28, 2011 by Thom Abbott

Looking for a new home in a new town or city is always a daunting one for sure. For some, it is even their first experience in their destination state. Relocation clients move for various reasons, either coming to work or go to school, a second home location, retirement, to be located near friends or family or just for a change.

As Realtors®, we do everything that we can do to help our clients settle into their great new communities.

Here are a few tips to help if you are relocating to Intown Atlanta:

Looking for an Intown Atlanta Real Estate Agent 1. Find a Realtor® who is willing to spend time working with you prior to your trip. I know that I spend a great deal of time as the eyes and ears of my clients to help them make the most of their very precious time here to select a home. To do that, we need to get to know you and what you are needing and wanting in a home. We start by letting the Internet do the work for you. We send you all listings that meet your criteria. And as we research together, we can refine that search.

2. Get on an auto-email alert system. This one is the greatest time savers! This will automatically send you NEW LISTINGS and PRICE REDUCTIONS for you to research and learn more about the Intown Atlanta real estate market.

3. Set aside ample time to look at homes. Ideally, you want to set enough time in your trip to not only see the homes you have on your short list, but also to explore your new community and get some of those job or school details tended to as well. This is where your relationship with your Realtor® really is a time saver. Let them pick out the very best candidates for you to see first. If we don’t find something in the first few homes, we can keep looking. Promise! Don’t make the mistake of thinking you need to see it all, or you are missing something. This is where the auto-email system really helps you!

4. Bring your pre-approval letter. Often we have out-of-town clients who forget this all important step. Your loan officer will appreciate you having that in hand. It can be challenging when we are on time constraints to track down your loan officer to send this.

5 Take notes and bring your camera. Unfortunately because we are on a time restraint, we will be looking at more homes than is ideal. They will blend together. Use the sheets to help you remember. Discard those homes you don’t like. Write notes on the ones that you do. And use your phone or camera to snap a picture of a few things that attract you to the new home.

6. Relax! Don’t worry, it is our job to find the home. Spend some time exploring and having fun! We are full of suggestions about things to do in your destination city and nearby places. Just ask! We are all passionate about our cities and would love to share our passion and knowledge with you!

This post first appeared at Lifestyles Across America

Atlanta Included Among Top 10 Cities For Young Adults

October 6, 2011 by Thom Abbott

Ok. You’ve toiled and troubled and now you’ve got that college degree. No more checks from Mom and Dad….this is the REAL world now. So, you want to go where they is a job of course, but you still want to enjoy life, right? After all you are in your 20’s and have the world in front of you.

Well, then take a look at the recently released list of Top Ten Cities For Young Adults from Kiplinger.com. How does such a list come about and what was considered? Theylooked for cities with high starting salaries for college grads (sweet!), using data from Payscale.com.; a cost-of-living score near or below 100, the national average, and affordable monthly rents. And perhaps the most important to the 20-somethings….cities where the percentage of residents ages 20 to 29 is near or above the average of 13.8%.

And the Top 10 Cities For Young Adults are….

Cincinnati, Ohio
Seattle, Washington
Baton Rouge, Louisiana
Minneapolis, Minnesota
Washington, D.C.
Colorado Springs, Colorado
Chicago, Illinois
Madison, Wisconsin
Atlanta, Georgia
New York City

Ok, Ok…I hear you already saying Chicago, NYC and D.C.? You must be kidding. (I kinda thought the same thing to be honest!) But I think you always need to look at survey’s like this and realize they are taking lots of averages of things to come up with their numbers.

InTown Atlanta Night Life Take Atlanta as an example….they list the average monthly rent at $897. I’m here to tell you that you won’t be paying that in Midtown Atlanta for rent! Now, if you are willing to head OTP (Outside The Perimeter) your chances will greatly improve on that number.

But the importat point here is this…Atlanta got ranked with some pretty rockin’ cities, don’t you think? And while I am NOT a 20-something, I can tell you that Atlanta has some fun place to hang out, like Midtown Atlanta, Little Five Points and Virginia Highlands. I pretty happy to be part of the Top 10 Cities For Young Adults!

So, if you just graduated from school, and you are looking for a cool place to hang your hat….welcome to ATL! Give me a call, we’ll check out some neighborhoods and get you settled in a great rental, or if you really want to plant some roots, I can show you some great deals on condo living in Midtown, Midtown West, Buckhead and beyond!

Thom Abbott Midtown Atlanta For More Information on how we can best serve your Midtown Atlanta Real Estate needs, please fill out the online contact form or call us at 770.713.1505.

We specialize in Condominium homes in Midtown Atlanta and other In Town areas of Atlanta. If you are planning to Buy or Sell real estate, let us help you explore all the possibilities available to you and help you find just the right home you will LOVE!

For a Quick Look at Midtown Atlanta Condominiums:

Midtown Atlanta High Rise Condominiums

Midtown Atlanta Mid Rise Condominiums

Perhaps you are interested in Historic Midtown? Take a look at Homes For Sale In Historic Midtown Atlanta

CC&R Conditions Covenants and Restrictions What Are They?

October 2, 2011 by Thom Abbott

CC&R Conditions Covenants and Restrictions If you are buying an Intown Atlanta condominium, then you will certainly want to know what the CC&R (Conditions, Covenants and Restrictions) are in the community where you are buying.

CC&R’s are most often defined as stipulations and constraints recorded in the Condominium Declaration that restrict the what you, the buyer can and cannot do within the building and even inside your own home. There may be penalties for failure to comply, or these can be set and adjusted by the Home Owners Association (HOA) Board of Directors. This document is used primarily to define the rules in the building, and while they can be quite restrictive, that really ARE for your protection.

What are some of the items or rules in a CC&R? As I thumb through a copy of the condominium documents (you’ll hear these called condo docs for short) here are some of the areas covered:

Alterations to the Interior of a Component — meaning you may not make substantial renovations to the inside of your home without first gaining approval of the Architectural Review Board(ARB). This is NOT a bad thing….but is meant to protect you and/or your neighbors from doing something that could cause harm or damage to another home. Keep in mind, the walls in condos are filled with wiring and pipes that might service adjoining homes. Cutting into sheet rock could possibly damage these if you don’t know where they are. The ARB has the engineering plans and can make sure none of your planned renovations could cause problems.
Pets — The HOA can restrict the type, size and number of pets that a resident may have in their home.
Restriction of Use of your Unit — this usually is to control your neighbor from running a business out of their condominium which might affect your quiet enjoyment of your home. An example might be a personal trainer or massage therapist that has clients coming to see them on a regular basis.
Balconies, Terraces and Patios — these regulations are for a number of reasons. First off, when standing on a balcony, you often can see multiple other balconies at any time. Do you want to look at a bunch of pots full of dead plants, or bikes, or other stuff? Most likely not, hence the rules. Also of concern in a high rise is the wind factor. When you are 20 or 30 stories up in the air, the wind is a whole different animal. Plastic furniture can easily be lifted right off a balcony…and by the time it reaches the ground, it’s a lethal weapon that could seriously injure someone. Hence, rules about the kinds of furniture you can have.But, CC&R’s can also be an issue in single family neighborhoods. These communities can have rental restrictions such that you get a job transfer and think you can rent your house, but you can’t! They also have strict landscape guidelines as well as rules about things such as paint colors, garage doors being left open, parking of trucks or other items, etc.

When making your Intown Atlanta home or condominium purchase, always make sure your real estate agent obtains a copy of this information during your due diligence period and you have ample time to review it and ask any questions. If you find restrictions you cannot live with, you can terminate your Purchase Agreement and look for another home. But when you close, you will sign documentation from your lender that you acknowledge there is a homeowners’ association and that you agree to abide by all rules.

Also in today’s market, it is wise to see financial statements to learn about the condition of the HOA and their financial stability. With numerous foreclosures in today’s market place, some HOA’s may have not allowed for this loss in revenue and could have reserve issues. This can also become a problem during your lenders’ review of the HOA.

I’m here to help you navigate through all these steps and help you find the right home or condominium that meets your lifestyle needs!

Thom Abbott Midtown Atlanta For More Information on how we can best serve your Midtown Atlanta Real Estate needs, please fill out the online contact form or call us at 770.713.1505.

For a Quick Look at Midtown Atlanta Condominiums:

Midtown Atlanta High Rise Condominiums

Midtown Atlanta Mid Rise Condominiums

Perhaps you are interested in Historic Midtown? Take a look at Homes For Sale In Historic Midtown Atlanta

Market Knowledge DOES Matter When Buying Real Estate

September 24, 2011 by Thom Abbott

So, you’re looking for that new home or condominium and you’ve made a smart decision in seeking the help of a professional, a real estate agent, to represent you and your interests. An important point you need to consider is… Market knowledge DOES matter when buying real estate!

You’re thinking, what a silly statement. Isn’t that what real estate people do? Know the market and what is happening? Well, you are about 50% right with that statement. Let me explain why choosing the RIGHT real estate agent for your home or condominium purchase is so important.

First off, any real estate agent that says they can help you anywhere (we’ll use the Atlanta market place as an example) is probably not a totally correct statement either. Take Lake Lanier or Lake Allatoona. Both are in the Atlanta Area. Both areas are within driving distance for me. Have I ever SOLD or LISTED lake property? NO! Do I know anything about lake shore easements, sea walls, docks and such? NO! So, do you think I’m the right agent to represent you in the purchase or sale of lake front property. Well, I’ll be the first to tell you….NO! But I will find you an agent that works in the area that I know and that is familiar with these unique issues and refer you to them. Again that question, Market knowledge DOES matter when buying real estate!

Buying Midtown Atlanta Condominiums is very much the same way. Let’s say you are standing on the balcony on the 10th floor of a building, and there is a vacant lot, or a 3 story building across the street. You ask your agent what is proposed for that vacant lot. Do they know? Hmmm. I probably would. Because Midtown Atlanta is my market and I make it my business to know what’s happening in my market. (As a disclaimer to that statement, you as a Buyer are equally responsible to do your own due diligence on any issues that may be of concern to you, such as the future impact on your view.)

Today, I received a strange call. It was from another agent in the Atlanta ara with one of the MAJOR brokerage firms. When I answered the phone, she asked me if this was the Sales Center for MidCity Lofts Condominiums. Ah….darhling….MidCity Lofts was built in 2002!!! Which means the Sales Center has probably been closed for about EIGHT YEARS! Really? Are you representing a Buyer? Do you KNOW the Midtown Atlanta Condominium market well enough to be looking for a sales center that was closed 8 years ago? Scare me!

The same consideration should be given if you are in the market to SELL your Midtown Atlanta Condominium or home. Just because your husband’s brother’s wife’s sister is a real estate agent does not mean they are your best choice to represent you in the marketing and sale of your home. Do your research. Google the name of your building (or community). See who you find? Most likely if they are knowledgable and know your building, they will either have a page on their site about it that ranks in a Google Search (good marketing point) or they will have written blog posts about the neighborhood. Check out our page About Midtown Atlanta.

Selling or buying your home is a big thing. Market knowledge DOES matter when buying real estate!

For More Information on how we can best serve your Midtown Atlanta Real Estate needs, please fill out the online contact form or call us at 770.713.1505.

For a Quick Look at Midtown Atlanta Condominiums:

Midtown Atlanta High Rise Condominiums

Midtown Atlanta Mid Rise Condominiums

Perhaps you are interested in Historic Midtown? Take a look at Homes For Sale In Historic Midtown Atlanta

Do You Understand Your Relationship with A/Your Realtor

August 13, 2011 by Thom Abbott

Do You Understand Your Relationship with Your REALTOR Some great points about the relationships we have with our Buyers and Sellers.

I often use the line when I’m having my Brokerage Agreement signed by a Buyer, “Ok, now it’s like we are married so don’t go cheating on me now.” It gets a laugh, but puts the relationship in perspective for them.

Via David Monsour (Prudential Bob Yost – Sites):

I’m going to go out on a limb here and say that about 80% of people have no idea how Realtors get paid, or how Real Estate relationships work. My goal is to clear that up so that your Realtor doesn’t have to deal with constant frustration. This blog isn’t designed to complain or make you, the consumer, feel stupid, but to educate you about the process.

First – BUYERS -Realtors do not receive salaries, we get paid based on commission only. This means that if you don’t buy something, we don’t get paid. Let me elaborate on this. We spend a lot of time and gas to show properties. This money comes out of our pockets. Don’t abuse your Realtor. Our job is to serve you, and do everything we can to help you find what you’re looking for, we just ask that you respect our time and money like we do yours.

Second – Sellers – Realtors do not receive salaries, we get paid on commission only. This means that if your house doesn’t sell we don’t get paid. The advertising for your house, the gas, the time, the open houses (and those cute sandwiches), those pretty packets we print out are all paid for on our dime until your house sells. Advertising is expensive (call your local paper for and ask…I think I heard you jaw hit the ground). Sellers, Listen, list your house at the price we give you, we know you want more money, but the prices aren’t set by the Realtor or the seller. Prices are set by the other properties that sold. We don’t price your house low because we don’t like you, we price it where we know it will SELL. If selling isn’t your goal, then call a Realtor that likes wasting money and time (none of them).

Relationships 101

This section is primarily dedicated to buyers. It’s much harder for Sellers to have an affair with another Realtor. The house is listed. It has your name on a sign out front so there is little risk the seller will go behind your back. We’ve heard horror stories but it isn’t the norm. Sellers also tend to choose their Realtor from past experience so they have a background information about how this person conducts business.

Buyers, you drive us up the wall. It isn’t your fault, it’s just that society in general doesn’t understand real estate relationships. When you start working with a Realtor they start dedicating time to providing a service to you. In an ideal world a buyer should only establish this relationship with one Realtor and they should choose that person carefully. The fundamental flaw in this process is that a lot of buyers call the office from a sign or book and can, without warning, get the worst Realtor god every put on earth.

While we’d like to say that our profession is perfect, that would be complete BS. There are good and bad Realtors just like there are good and bad doctors, lawyers, and used car salespeople.

Buyers we get upset when..we work hard, show you 10 properties, then you leave us to go look at properties with another Realtor. If you end up buying with that other Realtor you wasted all of our time. We don’t get the time back or the money. Again we ask that you respect us the way we respect you. If you were a plumber and I had you out 10 different times to give me estimates but never had you do any work (you never get paid) would you be happy?

Friends – Don’t call us when you have another Realtor list your house to tell us that you put it on the market and since we are in the business we should sell it. TOO LATE, you should have called us to list the property so that we could represent you and work toward selling the property. If you list with someone else and we have a buyer great, but if not we will simply wish you good luck. Typically this ends in a “good luck” and a Realtor kicking himself because his friends don’t understand the process.

I hope this helps the everyday person understand how things work in the real estate world. There are so many more examples, but this should provide a basic understanding of how we operate and how we get paid. Contrary to popular opinion we work very hard for our money and spend a lot of money doing our jobs. It costs money to do everything we do, and our companies do not pay for any of it.

David Monsour, Realtor with Prudential Bob Yost – Sites Homesale

Buying, Selling, or know someone that is? Call me I’d love to help.

Cell 717-319-3408

1010 Midtown Condominiums Announce Price Reductions!

August 10, 2011 by Thom Abbott

1010 Midtown Condominiums Announce Price Reductions

Well, we knew this was going to happen sooner or later. And so it has. 1010 Midtown Condominiums announced price reductions that will hopefully make some Buyer’s that have been sitting on the fence jump off!

While the promotion states “On Selected Homes” at least this is a start. And as a broker, it gives me more comfort in taking you, as a Buyer to look at these homes. I’ve been concerned that the prices were to high, and that if you purchased, you would be dealing with this kind of price cut later on. Ah…better you get the advantage of it than it hurt you!

The floor plans of 1010 Midtown Condominiums offer some incredible views, no matter where you are in the building. Whether it’s on the curve of Peachtree Street, or looking out over Atlanta towards the mountains of Kennesaw, the balconies and the views are large. I even like their advertising that lists the 1010 Top Ten!

HomeSmart