Atlanta Condos For Sale

How Do Sellers Price Their Home?

by

We’re often asked by our clients, “How much under the listing price should we offer?” This is an excellent question. The answer is difficult. There are four basic ways that sellers price their homes.

How Do Sellers Price Their Home? (and How Much should I offer?)

Chamblee Homes For Sale1. Ridiculously Overpriced!

These sellers have listened to a real estate consultant over-inflate the value of their home in an effort to obtain the listing. There’s a natural tendency on the part of sellers to list with the real estate consultant who gives them the highest promise. Some real estate agents give the seller a high “value” in an effort to obtain the listing.

These homes can be 10 to 20% overpriced. These sellers may need a “dose of reality” for a few months before they begin to realize that their home is way overpriced compared to others in the area.

The longer an overpriced home is for sale, the more likely we can get the seller to face reality and sell at a fair price.

2. A Little Overpriced…

Perhaps 75% of all homes for sale are priced in this range. These Sellers fall into two categories:

  • Those who feel their home is worth every penny of the asking price
  • Those who want to leave a little “negotiating” room. These homes can be 4-10% overpriced.

3. Priced at Fair Market Value

These sellers have carefully, and realistically studied other homes for sale. They’ve priced their homes very competitively. These homes usually sell within 30 days, or less, at very near the listed price.

In an active market, timing is everything.

In the good old days, you might have the luxury of viewing a home several times — even dragging your relatives to see it — before you actually made an offer.  “He/she who hesitates is lost” aptly explains buyers who dally when making a buying decision today!

4. Priced Below Fair Market Value

Sellers Tips For Pricing Your HomeThese homes are priced below value. Perhaps the seller wants a fast sale.

Perhaps the real estate consultant recommended too low a price.

These homes usually sell within 7-10 days, at or above the listed price. There are usually multiple offers in this situation, and you may need to make your first offer your best offer.

While it’s our intention to provide this information to a prospective BUYER  in how homes are price, a SELLER might want to read this as they look at how to price their home to most effectively get it SOLD! If you are looking to SELL your home, we can help there too! 

We are here to help you! Feel free to call us at 770.713.1505 or fill out the contact form and give us an idea of what you are looking for in your new home! We will be back in touch in a jiffy!

If you answered No to this question, Please click on the Preferred Vendor list Above once you have completed this form. There you will find contact information and links to our recommended Mortgage Lenders.
Sending

 

Thinking About Selling Your Midtown Atlanta Condo?

by

How to sell your Midtown Atlanta condo

Thinking About Selling Your Midtown Atlanta Condo

Great! You are thinking about Selling your Midtown Atlanta Condo! You’ve come to the right place!

Here at MyMidtownMojo.com, we have built a site focused on Midtown Atlanta real estate, and especially Midtown Atlanta Condos! (It’s expanded to cover other Intown Atlanta areas too if you need help there!)

What factors should you consider now that you are thinking about Selling?

Location, Location, Location

Well, we sort of have that one nailed! We are in Midtown, right? This is true, but there can still be location “issues” in a condominium building. You may have purchased on a lower floor, or maybe the view has been altered by new construction. Some buyers will want to be on a lower floor, and others will not. Think you can’t put a price on the view? If you’ve had a building go up in front of you (think University House on Spring Street in front of Plaza Midtown) So as we talk about setting your listing price, we will talk about location!

What About Price?

Properly pricing Midtown Atlanta Condos for sale is crucial in determining how long a home or condo will take to sell! Your asking price plays a huge role in determining which prospective buyers will even look at it! And we will want to take a close look at comparable sales in your building to help set your price. The prices are not set from the entire market area, but more importantly what has sold right in  your building. (a.k.a. what it will appraise for!)

Condition

Midtown Atlanta real estate agentBuyers look at the condition….absolutely! And they make decisions based on emotions! As the homeowner, you have painted, arranged your furniture and your artwork to create a certain emotion in your home. You will want to present your home in the best appearance possible. This is where you will find me often making the suggestion of re-painting your home. You might love those blue or green walls, but a potential buyer may not, or may be thinking…”gosh, we are going to have to paint before we even can move in.” It’s just paint, but a buyer thinks it’s a huge project. (NOTE: I once had a listing where the Seller had painted walls AND the ceiling a red color. It was his taste, and if worked for him. We had multiple showings, and broker events, open houses….but no sale. I finally convinced him to paint the ceiling white. Had it Under Contract in 5 days! PAINT does matter!)

Get these three important points aligned, and couple them with our aggressive marketing to other agents, on our website and social media, and you will soon be surrounding in packing boxes!

The Community Association Disclosure – What Is It?

by

Midtown vs. Buckhead. Where Would You Want To Live?

Whether you are purchasing a Midtown Atlanta condominium, or a newer single family home, there is a pretty good chance that you will be dealing with a Homeowners Association, or HOA. If so, you will WANT a Community Association Disclosure as part of your real estate contract.

The Community Association Disclosure – What Is It?

As used in the State of Georgia (remember real estate, and real estate law is local, so be sure to check rules if you live in another state) the Community Association Disclosure Exhibit is broken down into TEN sections:

  1. Type Of Association
  2. Existence of Master Association
  3. Contact Information for Association
  4. Annual Association Assessments
  5. Initiation Fee
  6. Account Statement Letter
  7. Special Assessments
  8. Assessments Pay For Following Services and Amenities
  9. Additional Fees for Services and Facilities
  10. No Warranty –I’ll call this when all else fails…..
Type Of Association

As a Buyer, you will find out if the Association is a Condominium Association, Homeowners Association, and/or if it’s a voluntary association. The first two will most likely apply if you are buying in a condominium/town home community or newer single family home neighborhood. Older neighborhoods may have a voluntary association were you can join if you wish, but it’s not required.

Existence of Master Association

This is common place in condominium buildings that have retail space in them. Their is a Master Association that oversees the management and operation of the retail component of the building, and often times, parts of that Master Association’s responsibilities overlap to the condo association. The first major one that comes to mind is retail parking. Most often, the residents will have to pass through the retail parking to reach residential parking.

HOA Contact Information for Midtown Atlanta Condo BuildingsContact Information For Association

While every part of this form is important, this part is especially important. If you want clarification, or have more questions about the association, Who Do You Call? As you will see in the “No Warranty” section, “Buyer Beware” and you should ask questions if you have them.

Annual Association Assessments

Here your monthly HOA fee will be listed as a 12-month total. Again, you want to confirm this amount is correct with the HOA.

Initiation Fee

While not all do, MOST condominium associations have an Initiation Fee, or it is referenced in the Purchase and Sale Agreement as “Contribution to Working Capital Fund.” Your Initiation fee. Note, on this Exhibit, it says the BUYER is responsible for paying this fee. You want to make sure your agent negotiates to get the SELLER to pay this contribution. (You will find this under Item #20 “Common Expense Assessments” in the Condominium Purchase and Sale Agreement.) Payment of this fee by the SELLER would be covered under a Special Stipulation added to the contract.

Account Statement Letter

As part of the Closing Process, the HOA issues a letter to the Closing Attorney, advising of any necessary fees that are due to the HOA as part of the sale of the home or condominium. These babies can be pricey!!! Make sure the Box is checked “Seller Pays.”

Special Assessments

Your monthly assessment, or HOA Fee, pays for the operation and maintenance of common areas of the condominium building or common areas in a subdivision. Part of those fees are put into a Reserve Fund to that the HOA has money in the future to make repairs and handle that maintenance. On occasion, something may come up that requires immediate attention and the Reserve Fund cannot cover it. Think security system upgrade, or in an older building perhaps a major lobby renovation.  These types of expenditures cannot be made without a majority of the owners voting for such a Special Assessment.

And these can range from $1000 to $20,000! So, you want to again confirm with the HOA (I’ve seen a Seller forget that an assessment was passed, and not paid) if any such thing is being considered.

Assessments Pay For Following Services and Amenities

WHAT is paid for as part of your monthly HOA fee should be listed here. Again, an important part of this Exhibit. Some HOA’s cover water and sewer, some do not. Again, you want to know what services you are already paying for, and what additional services (cable TV, Internet, etc) you will be responsible for.

Additional Fees For Services and Facilities

I can tell you 90% of the time, this section is left blank. Ah, but I’ve a new keen appreciation for there BEING something here! Many condominium buildings now charge Move In and Move Out fees to residents, be they an owner or a tenant (if you have a leasing permit). Some buildings now charge a rental fee for residents to use the club room. Some buildings even do not allow the Club Room to be reserved for private events. These are all things you would/should know before purchasing that home or condominium.

Community Association Disclosure What Is It

 

No Warranty

And when all else fails, “Buyer Beware.” You are responsible, as the Buyer to ask questions and be informed.

The Community Association Disclosure Exhibit. An important part of your Midtown Atlanta condominium purchase.

5 Reasons to Use a Real Estate Professional

by

Do I really have to give you 5 Reasons to Use a Real Estate Professional? So I have to give you 5 Reasons to see a dentist, not a doctor if you have a toothache? Buying your home or condo is probably the largest single investment and purchase you will ever make. Mind you you may make that purchase more than once during your lifetime. That’s a GOOD thing! You are either moving up (you can afford more, bigger or different location) or you are moving down (downsizing) because you want to spend less, get smaller or a different location. But, just so we can keep it real….

5 Reasons to use a Midtown Atlanta Realtor5 Reasons to Use a Real Estate Professional

  1. Experience — As a real estate professional, we are in there and out there every day. It’s what we do for a living. We have continuing education requirements ( a minimum to keep our license) but many of us take even more training in everything from contracts to social media marketing to inspections.
  2. Paperwork and Process — Whether you are Buying or Selling, this is a legal process. The “i’s” have to be dotted…the “t’s” have to be crossed. Deadlines, and contingencies, amendments and more. We (along with assistants and/or teams) manage all that process from start to finish…and beyond. (We remind you about filing for your homestead exemption for one!)
  3. Pricing To Sell or What to Pay — We are here to help you understand today’s real estate values when you list your home For Sale or when you make an offer. Yes, I know you have granite counters from Timbucktu….but that may not really affect the amount of your list price.
  4. Market Conditions on Your Block or in Your Building — What is selling across the street and at what price may, or may not, have an impact on what you can sell your home for. Knowing the upgrades or different floor plans helps in determining how the numbers affect you. In condo buildings, if enough sales happen in the same building, often times, the appraiser will not look outside of your building.
  5. Negotiations — Buying and selling real estate can become an emotional event. Maybe you as a Buyer have your heart set on a home and the Seller won’t budge on something. Or you are selling your home, and all those years and memories start to mess with your objective to sell and move to the next chapter in your life. We are here on either side to act as a “coach and advisor” with all parties throughout the home buying or selling process.

5 Reasons to Use a Real Estate Professional and help you make your home purchase or the sale of your home as stress free and enjoyable as possible!

Atlanta Condo Living | Where Do I Get My Mail?

by

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

by

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

 

  • List View
  • Map View
  • Grid View

See all Midtown Atlanta Condos For Sale 30308 30309.
(all data current as of 6/3/2025)


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: 6/3/25 10:49 PM PDT.

Walk Score provided by walkscore.com.

 
 

Thom Abbott

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

 
 
 
 
 
 
 
 
 
 

HomeSmart