Atlanta Condos For Sale

How do Buildings in Midtown Get Developed?

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Midtown Owners Manual Midtown Alliance

Midtown Owners Manual for Developers

I’ve been selling real estate in Midtown Atlanta since 2004. I’ve seen some pretty dramatic changes to the landscape over those years…and I think there may still be a few exciting new things in the future. As you walk down the street, you might be wondering, how some decisions were made with regard to a particular building. And you are having an interaction with that building as you look at it, or even visit a retail establishment or enter the actual lobby of the building. And it could be a residential (condominium) building, a student-focused apartment building (think University House, SQ5, The Mark) or one of the numerous office towers that dot the skyline. 

Atlanta has not had much of a flair to make their skyline stand out. Sure, you can pick up various buildings in various locations, but that’s the thing…they are all over the place. You have Downtown, Midtown, Buckhead, the Perimeter ( think Perimeter Mall area) and then the Cumberland/Galleria area. If all the buildings from those areas were grouped together say Downtown to Midtown, you could have a pretty cool looking skyline. But developers in Atlanta seem to like the 4 squares of glass. Many of the newer construction buildings are lack-luster…in my opinion. Go to a city like Miami and the skyline will blow you away. It’s like each developer it trying to outdo the last one. Sure, they have oceans and bays for views, so they have amazing balconies on all the buildings. (If you notice, in Atlanta, balconies are often pretty small…almost an after thought. 1010 Midtown and Plaza Midtown are an exception) 

But all of this goes through a pretty extensive design review process through the City of Atlanta, and in Midtown specifically, you have the Midtown Alliance and their Design Review Committee (DRC). And they have a pretty good road map for any developer to follow….but they don’t really say “hey, would you make something that will WOW us?” Mind you, I’m a residential real estate broker, not a developer or builder. So I will be the first to admit I’m lacking in knowledge on this type of construction and all that goes into it. But, I can say, if I was building a building, I’d want it to be one that people driving on the Downtown Connector would go, WOW, WHAT BUILDING IS THAT! 

But to help you understand some of the guidelines that the DRC works with, and expects developers to follow, take a look at the Midtown Owners Manual for Developers. It’s a pretty cool online book that will give you some insight into the design goals for Midtown Atlanta. 

And maybe, just maybe one day, you’ll see that 40 story building go up, be it residential or office…and you will go WOW! I know I’m waiting. 

Why Rising Mortgage Rates Push Buyers off the Fence

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Why Rising Mortgage Rates Push Buyers off the Fence

Why Rising Mortgage Rates Push Buyers off the Fence | MyKCM

If you’re thinking about buying a home, you’ve probably heard mortgage rates are rising and have wondered what that means for you. Since mortgage rates have increased over two percentage points this year, it’s natural to think about how this will impact your homeownership plans.

Today, buyers are reacting in one of two ways: they’re either making the decision to buy now before rates climb higher or they’re waiting it out in hopes rates will fall. Let’s look at some context that can help you understand why so many buyers are jumping off the fence and into action rather than waiting to buy.

A Look Back: How the Current Mortgage Rate Compares to Historical Data

One factor that could help you make your decision to buy now is how today’s mortgage rates compare to historical data. While higher than the average 30-year fixed rate in recent years, the latest rates are still comparatively low when you look at the bigger picture of where rates have been since 1971 (see graph below):

Why Rising Mortgage Rates Push Buyers off the Fence | MyKCM

Mark Fleming, Chief Economist at First American, explains it like this:

“. . . historical context is important. An average 30-year, fixed mortgage rate of 5.5 percent is still well below the historical average of nearly 8 percent.”

If you’re deciding whether to buy now or wait, this is important context to have. Today’s mortgage rate still gives you a window of opportunity to lock in a rate that’s comparatively lower than decades past.

A Look Ahead: What Happens if Rates Climb Further

The buyers who are springing into action now are also motivated to make their move because they know rates have risen steadily this year, and they’re eager to get ahead of any further increases.

Why? When mortgage rates climb, they impact the monthly mortgage payment you’ll have on the home you’re buying. Basically, it’ll likely cost you more to buy a home if you wait. Experts say mortgage rates will rise (although more moderately) in the months ahead. Odeta Kushi, Deputy Chief Economist at First American, explains:

“. . . ongoing inflationary pressure remains likely to push mortgage rates even higher in the months to come.”

So, if you’re ready and financially able to buy now, it may make more sense to get off the fence and make your purchase sooner rather than later. As Nadia Evangelou, Senior Economist at the National Association of Realtors (NAR), says:

“With even higher interest rates on the horizon, I don’t see any reason to hold off from purchasing a home right now. If you feel financially secure, you should start looking for a home.”

At the end of the day, there is no perfect advice on when to buy a home. What you should do depends on your goals, your finances, and your personal situation. Use this information with the help of local real estate professionals to make an informed decision on what’s best for you. The Mortgage Reports sums it up best:

“. . . if you’re on the fence about whether to buy now or wait for a better deal, buying sooner rather than later might be wise. That said, home buying is always a personal decision. Whether you should buy in 2022 depends on your financial situation and the local housing market where you live.”

Bottom Line

For many buyers, rising mortgage rates are motivating them to act now and make a purchase before rates rise higher. To decide what move is best for you, let’s connect so you have expert advice on your side. You can reach me HERE!

8 Tips For Moving Into Your New Home

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Congratulations! You found that new home or condo that you have been looking for! But guess what….now you have to MOVE! Whether it’s a new job and you can afford your first home, a job transfer, maybe you are moving up (or down) … whatever the reason for your move, it’s a big thing to move.  Let’s look at 8 Tips For Moving Into Your New Home:

8 Tips For moving into your new homeUtilities – I Mean Ya Gotta Have Power!

If you worked with me as your Realtor®, I will have reminded you about setting up utilities. This will be much different for a single family home than it will be for a condo. In a house, you will need to arrange the following: electricity, gas (if you have a gas furnace or appliances), water, phone (who has a landline now days?), Internet and possibly garbage service. 

In a condominium, what you have to arrange for will vary based on how the building systems and billing are set up. Some condo buildings you have to contact Georgia Power to have the power in your name. Some buildings actually bill this as part of your monthly HOA fee! Same goes for gas. Water/Sewer are usually billed through the HOA on the same statement. Newer buildings most likely will have Internet bundled into your HOA fee…you just have to set up a wireless router inside your condominium. Garbage is part of your monthly HOA fee. 

Change of Address

You probably don’t realize how many things you get in the mail that actually need a change of address. Magazines and catalogs would be the most likely ones you might forget. I’ve checked the mailbox on rentals condos, and I’m amazed at the things that are still coming to the past tenant. The same will be for you when you move in if they did not change their address…and where are YOUR subscriptions? It might be a good idea to start keeping a list a couple months before you actually move so you don’t forget these! 

Many of us have opted for paperless statements from our bank to car payments to credit cards. So that’s no problem. But in case you do still get them by regular mail, you will need to make those changes. 

And don’t forget your insurance. When you purchased, you had to provide your homeowner’s policy to your lender. But…there’s your car! You will need to change your address for this insurance…and you will have to visit the local Department of Motor Vehicles (in Georgia it would be the County Tax Commissioner) to get your new license plate ( we call it a “tag” in Georgia). Even if you moved counties in Atlanta, say from Fulton to DeKalb, you should make this change. It could have a difference on your ad valorem tax.

Change The Locks

8 Tips For Moving Change Your Locks

Depending on the condominium building you purchase in, this may not be necessary. If the building requires a FOB to access the lobby and elevators, it would be pretty hard to get to your floor and your door. (Side note: When you purchase, check with the Concierge or Management Office to confirm how many fobs are assigned to your home…and how many are ACTIVE! Maybe a housekeeper had one, and it never got returned and is still active?) But, if you want peace of mind and want to change the locks, you have to make sure the lock matches the rest of the locks on the doors! AND…you need to provide a new key to the Concierge as they have key to all homes for emergency use. 

If your building only requires a fob to enter the building, and then you can go to any floor or amenities, then I strongly suggest you change your locks. Before you even move in! 

As for a single family home or townhome, 100% yes, change ALL the locks. 

How Clean is Your New Home…..Really?

Unless you bought new construction (and there could still be some cleaning you want to do) your new home may not be as clean as you think it is…or you want it to be! There are a couple ways to approach this. 

You might want to do it yourself! This way you know what kinds of cleaning products were used, and how well it was actually cleaned because…well you did the cleaning! Another option is to hire a cleaning service to do a detailed cleaning. This may or may not include carpet cleaning and this might be an additional step you want to take. You can do either of these types of cleaning before or after you move in. Obviously, if you have time, doing it when the house or condominium is completely empty will make it easier for you or the company you choose. 

Pest Control

Covered in a condominium building….for the common areas, but you are responsible for your own home. Might need a spray around a sliding door or window or your entrance door, but that should be it. 

In a house, you have more to be concerned with. In Georgia, we have it all….from roaches to ants to squirrels. You will want to have a monthly or quarterly service for this. It’s a must. Period. Also, you will want to have an active termite protection on your home. This can be done several ways. When you got your Seller’s Property Disclosure Statement, there should have been information as to what type of bond your home has, and with with company. You will want to contact them to continue that service. (Lenders no longer require a termite inspection or letter as part of the lending process. If we have any concerns on a home you are looking to purchase, this is an additional inspection we would of completed during your due diligence period. 

Some Fresh Paint – That Orange Wall! 

8 Tips Painting Your New Home
You can paint…or hire a professional!

New construction will be all nice and fresh…but anything else….

Now, the Seller as part of preparing the home for sale, may have painted some, or all of the rooms. So this may already be done for you. But if not, there is nothing that gives a home a fresher feeling that a new coat of paint. There could be minor scuffs, or remaining nail holes that would be cleaned up. And then there is that orange bedroom you just can’t live with! 

If you can paint before you move in…it is way easier! No furniture to move or cover…just the floors! If you hire a professional painting company, ask for a discount for vacant rooms as they also don’t have to worry about moving furniture or having to cover it all! 

Hello Neighbor! 

You can do this while you are preparing your home (cleaning, painting, etc) or once you have moved in. Some neighborhoods may have an association and a welcoming committee that will show up at your home with a bag of “goodies” and information about the neighborhood, association and more. 

Getting to know your neighbors is a great way to learn more about your community. You can actually go door knock on the surrounding homes (might creep some people out so just use some common sense) or just keep an eye open for when anyone is working in their yard, or picking up the mail, walking a dog, etc. 

In a condominium building, I would not suggest you knock on doors!!! One way is to attend any building events like Board Meetings or Committee Meetings to start to meet people. If you have a pool or fitness center, this is another way. You may not see many of your neighbors on your exact floor, just due to people’s schedule. If you have a dog, you are sure to meet others when you are on the elevator, or at a pet station. I have heard of some people doing an Open House of sorts, and inviting all the people on their specific floor. Ahhhh…ya never know who might show up…but I’ll leave that up to you! 

Emergencies DO Happen…

And you need to be prepared for them. This can be much different in a condominium than a single family home, so let’s look at them separately….

Condominiums

new home prepare for emergencyWhether you have 3 stories or 30 stories, make sure you know where the closest exit stairway is to your home. If a fire alarm goes off, don’t wait to see if it is a false alarm. That time you delay could be life-saving. Newer buildings have more sophisticated systems and a Concierge can alert the residents via a PA system if it is a false alarm. But remember, they have to get from the First Floor to where ever that alarm went off to determine if it’s a false alarm. Most systems only allow a short period of time and then the entire building alarm will go off. Keep these points in mind:

  • Take your keys and Fob with you. When the alarms are over and you are allowed back in the building, you will need your Fob to …get back in the building!
  • Know what floors you can gain access back into the building from the stairwell. Stairwell doors are fire doors and should never be propped open. Doing so can help the fire spread. But if you are in the stairwell, and can’t get down, there are certain floors where the doors will let you back into the building. You can get this info from the Concierge or Property Manager. 
  • Take a damp towel with you. If you run into smoke, you can cover your nose and mouth. 
  • If you feel the need to remain in your condo, get water running in your bathtub….so you have it for towels, etc. The water may get shut off or service interrupted and you won’t have any. 
  • Do not tamper with or disarm your smoke detector! In a high-rise building, these are connected to the building system and are important. If your detector starts beeping, change the batteries. 

Single Family Home

Have an exit plan and a place for all family members to meet outside the home so you know everyone is out. This would be for a fire. In the event of severe weather like a tornado, have a safe place in your home. A basement is the first choice. If not, an interior bathroom…and have something to cover yourself with. Children and adults can wear a bike helmet to protect you from any falling debris, but other things like blankets will help. 

If you have a two story home, have emergency ladders in bedrooms so you have a way to exit the home. Have smoke and carbon monoxide detectors. Have fire extinguishers on every floor.

Wrap Up!

Moving is an exciting time for you and your family (and don’t forget the four-legged children too). But following these tips can help it be a little less stressful..and planning in advance what will happen and when! We hope these 8 Tips For Moving Into Your New Home were helpful!

If we helped you purchase or sell your home, we are honored to have been a part of the moving process! 

 

10 Moving Mistakes You Should Not Make

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Let’s face it….moving….whether across town, or across the country is one heck of a big deal. You’ve landed that new job, or job transfer and it’s time to pack up your home or condo for the move. But it is a little more involved than than! However, if you have a moving plan, then here is a list of 10 Moving Mistakes You Should Not Make! 

Moving Mistakes to AvoidDeclutter

We all have stuff. A LOT of stuff. If you have a big house, you probably have even more stuff. But if you have less stuff to move, you can save not only time, but money. The more boxes or the more your move weighs, the more it can cost you. As you get ready to move, now it the time to clean out the basement, garage and the things in the waaaay back part of your cabinets that you have not used in years!  You can donate them to a local charity that either has a re-sale store or in turn prepares kits of things to help less fortunate people that may just be getting into some kind of housing, and need everything from kitchen tools to linens. O

Once you have completed this step, and have less to move, you can start looking for a moving company. 

Finding the Right Moving Company

When I was in corporate America ( I spent 25 years in the hotel business) I got moved around. In fact, I did 5 “corporate moves.” I say corporate in the sense that their was an management company that coordinated the move, and I did not have to search out the moving company. Of course, I was at the mercy of whomever they selected…and I had some amazing people and moves, and I had a disaster too. If you are moving across town, or maybe from an apartment into your first condo, you might be able to do it yourself…with the help of some football friends to move those bigger pieces of furniture. But, if you decide to use professional movers, make sure you do your research. 

You can easily do a Google search and see what kinds of reviews they have from past clients. You may also find reviews at sites like Facebook or Yelp. Another source can be the Better Business Bureau. 

You should not depend on an on-line estimate. To have a clear picture of what you have to move, the moving company should send a person to your home to do a detailed assessment of what you have to move. (Side note: When I moved from New York back to Atlanta – corporate move – they had someone come look at my stuff. The day of packing, they showed up and literally had 1/3 of the boxes they needed to fit all my “stuff.” It was a struggle the rest of the day until they finally realized I was right, and got someone to arrive with more boxes. THAT is moving stress!) 

And get the estimate in writing. And get more than one estimate. If  you are making a long-distance move, consider selling things and buying new when you get to your new home. Sometimes, this can be cost effective in saving you moving expenses, plus you get new furniture at your new place. 

Will Your Furniture Fit

As you are house hunting, be sure to keep in mind where and how your furniture will fit into your new home. If you have some specific items that you know MUST come with you (think a family heirloom wardrobe or dining room set) you want to know they will fit in your new home. Take those measurement, and store them on your phone in some note-taking app. And when you are out touring new homes, have a tape measure with you. This way you can see if things will fit. This can also be a time where you decide something won’t make the move (see Decluttering above) and you can donate or sell it. 

You can also have overall measurements of rooms. In your current home, your Owner’s suite is 12′ x 14′, so your king-sized bed and two dressers fit nicely. But the new home, the room is much smaller, even though it is still the main bedroom. Is that same furniture going to fit?

Don’t Wait Till The Last Minute (If You Can)

If you have time to plan for your move, and do things like declutter, or organize things to help with how they will get packed, this is the best way. You might have things in a closet in your current home, that can now be in a basement in the new home. So they can be packed and labeled that way. When I moved, my corporate relocations were all done quickly. I literally could be told on a Monday I was getting a transfer and had to be at the new hotel the following Monday. I would make a return trip back to be there for moving day, but I rarely had time to “prepare” for my move. As such, the unpacking at the other end was sometimes a long process because I did not have time to better organize. 

I Can Do This!

This falls under the category of renting a truck yourself, packing your boxes yourself, and moving…..yourself. Ahhhh, not so fast! 

Certainly this is an option if you are making a short move across town. But, who is going to help you with the big furniture? Do you have the equipment (dolly) to help haul boxes from the truck to an elevator? What if there is NO elevator and two flights of stairs to take everything up? 

You can ask friends to help, but maybe last minute they have something come up, and can’t be there? Or you’ve got an awkward piece of furniture to get out of a truck and maybe up a flight of stairs. ( I helped move an upright piano for a friend once…..never again!) Professional movers can have equipment or even “hacks” on how to move something easier than you or I could. 

Also, if you have children, think about how you can include them in the moving process. Maybe they have a box of things they will be taking with them to have on hand before the truck arrives at your new home. And speaking of those items you may need when you first arrive….

Moving Day Care Package

Avoid Moving MistakesBefore you movers arrive, make sure you have a special place for important documents and other things you will need…and that this box (or boxes) are safely tucked in your car so they don’t get packed by mistake. (That New York move….I had a brief case with important documents in the garage next to my car…yet to put it in there. Suddenly, it’s no where to be found. One of the movers randomly picked it up and onto the truck it went. It took 30 minutes and some UN-packing of the truck to find it. Not to mention it got damaged! UGH!) 

Think of important papers such as car registrations, moving documents, medications, cell phone chargers, laptops and their charger. Think anything you use on a daily basis. Furthermore, you should pack a suitcase (or two) just like you are going on a trip. You will need clothes and those that get packed out of your closets and dressers…may not make it to your home for days, or maybe even weeks, if things go into storage for a time. Imagine you pack all your shorts and t-shirts because it’s January in Chicago, and you arrive in Atlanta and it’s in the 70’s, and all you have are sweaters and long pants! 

Saving Money on Your Move

We’ve already talked about the expense of moving, and getting rid of things you won’t need or use in your new home. But other ways you can save on moving? Moving boxes are an expense that can add up really quick!! Put out message via social media or other channels you may have to see who could of just moved and have all their empty boxes they would be happy to have you take off their hands! You can also get boxes from local stores. One thing to note…If you use uniform-sized boxes like those you get from a moving company, your packing of the truck will be much easier. 

But don’t wait till the last minute to start looking for these other sources for boxes….you can flatten the boxes and start stacking them in one room to get ready to pack them. 

Moving and Protecting Valuables

Professional movers are pretty good and wrapping and protecting things. But, you may have special items (family heirlooms, collections) that require special attention. (And my require special insurance to move!) I have an extensive Matchbox car collection that if I was to move again, a moving company would want me to pay special insurance in case of any damages or heaven forbid, they lost them! I had a client with an extensive wine collection and the moving company would not move them. So he rented an SUV and made a special trip to move those to his new home. 

You want to make sure you have insurance with your moving company, as well as with your own insurance company and know how they will protect you in the event of loss or damage. 

Moving Fido or Your Felines

Hey, they are part of the family, but you may not have thought about their special needs. First off, you don’t want them around on moving day. Animals have a keen sense of things going on, and all the boxing, noise from tape dispensers and such could really have them upset. Not to mention, if one of them is an escape artist and darts out an open door. Now you are chasing your dog around the neighborhood while they are packing your house! 

Consider having them stay with a friend or other family member if possible. Have extra food put aside so it does not all get packed! Then you can pick them up for the trip to your new home, be it across town or across the state!

Don’t Forget to Change Your Address

Lastly, but certainly not least, don’t forget to change your mailing address. You need to make sure any bills or statements that come to you via regular mail, will find you. Many of your payments may all be done on line, but you will still need to update those accounts with your new address. One thing I often see is the magazine subscriptions….they will come for weeks and months after you moved. And don’t forget those catalogs if you are one of those! If you depend on receiving that publication vs. it being online, then you need to put in for a change of address. 

You can get a kit from the U.S. Post Office to help you with this process. But the change may not take effect immediately. If you sold your home, you can coordinate with your agent and the Buyer’s agent to get any important mail that shows up at your old home. I have often picked up a stack of mail and then sent it to my clients at their new home. They certainly appreciated that service! 

Last Words

As I mentioned in the beginning, I did 5 corporate moves, but there was at least double that amount of local moves that I did. Thankfully, I avoided most of these moving challenges, but there were still a few. My favorite was not having every single item boxed! How many little trips were made in the car between places to get all those odds and ends that never ended up in a box. 

But if you make a list, and keep these things in mind, hopefully your move won’t be as stressful. Moving IS stressful, so planning can help take some of that stress away!

10 Mistakes Home Buyers Make When Purchasing a Home

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10 Mistakes Home Buyers Make When Purchasing a Home

You’ve heard it many times before….buying a home is one of the biggest financial investments you will make in your lifetime. And one you will probably make several times during your lifetime. However, without the right information or guidance, you can make a serious mistake. Sure, you have been out looking at homes with your real estate agent, and you are excited because you have “found the one!” And this starts to become an emotional decision instead of a business decision, which is how you should look at it. So you don’t want to make a costly mistake, right?

If you are a first-time home buyer, all of this is really important. You don’t want to get started on the wrong foot with your first home purchase. It will have an impact when you go to make your second purchase. 

Let’s take a look at 10 Mistakes Home Buyers Make When Purchasing a Home!

Home Buying Mistakes

Knowing Your Credit Score and the Impact

Unless you are a buyer with a truck-load of cash, you will be getting a mortgage to finance (pay for) your new home. And the terms of that mortgage will be based extensively on your credit score. If you don’t have a good score, you may not even qualify for a mortgage, may have a higher interest rate, or not be able to get a large enough mortgage for the home you want. You want to manage your credit score. 

This is accomplished first and foremost by making all your monthly payments on time. But the accumulated debt you have will also impact your score, and could keep you from getting a loan. If you have ever filed for bankruptcy, or have accounts that may have been sent to debt collection, this will have a negative impact.

You can manage this is a couple ways. First, don’t open a bunch of credit accounts. Secondly, those you do have, pay them on time, and don’t run them up to their credit limits. Especially, don’t ignore medical bills. If you have had any “medical event” that you have bills for, most all medical institutions will work with you on a payment plan to keep you from going to collections. Also, you might have some kind of error on your credit report….you paid off a credit card, and “closed” the account, but it is still showing on your report. Getting these things cleared up in advance will help you in the future. 

Your Down Payment – or Lack Of

In today’s lending world (2021) there are so many different loan programs, it’s hard to keep track of them! (We have a great Lending Team that can find the right mortgage for you!) But you don’t need 20% of the purchase price as a down payment. You could find a mortgage with as little as 3% down payment, again based on the credit score we just talked about, as well as your income. But you need to have those funds already saved. The more you have saved, the better it is. If you have MORE than you need for a down payment, there are other things this money will be handy for. (See Emergency Fund later in this article). Yes, there are down payment assistance programs, and they come and go, and have numerous strings attached to them. We are not saying you can’t use something like this, but you may be better off having your down payment saved. 

If you know you want to purchase a home, start saving sooner, rather than later. You can set up a special savings account and put money in there each month. A great way to build this balance is if you receive any kind of annual or quarterly bonus….deposit it right to the down payment account. You might need to establish a budget and cut some daily spending habits (yes, make your own coffee instead of that coffee shop on the corner!) Also, try to avoid taking on new debt while you are saving. 

Being Pre Approved BEFORE You Shop for a Home

Buying A HouseYes, you are excited about your new home potential, and it’s so easy to “window shop” on the Internet on any number of real estate websites for your new home. But what if you see “that home” and then find out it’s more than you can afford? That can be some serious heartbreak! And we don’t want that! 

By meeting with a lender first (or very early in the process) you will have a much better understanding of what you can afford, and what the costs will be. Besides the down payment we just talked about, there are closing costs associated with your mortgage. These also vary based on the type of mortgage you have, and are additional funds you may need to have. ( Your real estate agent may be able to negotiate to have some of these costs paid for by the Seller, but that is not always possible) 

But knowing the price range you can afford, BEFORE you start searching, will help you focus on certain neighborhoods or buildings because of the price of those homes. Also, depending on your down payment amount, you pay have to pay for private mortgage insurance, which will affect your monthly payment. This is something you can discuss with your mortgage lender to see what is the best loan option for you. 

Buying the Most Expensive House in a Neighborhood

If you pay top dollar for your home, it may take you much longer to see equity in that home. If you know you are going to be there for several years, this might be ok. But if you suddenly have to sell (job relocation, divorce, etc) you could end up in a difficult situation. If values keep rising, you may be fine. But if there is a bump in the road, you now may have a house that is not worth what you paid for it. And that leads us right into….

The Homes’s Re-Sale Value

You want to look at the sales trend in the neighborhood or building where you are buying. If, and when, your needs change and you want to move up to a larger home, you want to look at the ability to sell your home in the future. Again, if you paid the highest price in the neighborhood, will you still be able to be the highest price again? Or will other homes in the neighborhood have risen in value as well? You also want to know that your home is a desirable floor plan, or lot location for a future buyer. In a condo building, you might think lower floor vs. a higher floor and what the current view is and what the future view can be. As you live in the home, you will want to keep the resale value in mind as you make changes to the home. You might love those trendy red cabinets, but the next buyer may not!  Let’s keep looking at 10 Mistakes Home Buyers Make When Purchasing a Home.

Job Stability

Depending on your career, there may be ever present opportunities to make a job change for a better salary, or job location. Great…but don’t do it while you are in the middle of the home buying process. This can throw a real kink in your mortgage process. Lenders check your employment at the beginning of your loan process. And they do it again just before you close. If there is a possibility out there, discuss it with your lender. Sometimes, they can still move your loan forward, but you certainly don’t want to suddenly be in a position to have your loan denied, and be in default on your contract to purchase the home. 

Making a Large Purchase Before Closing

Simply put, you want to do nothing to change your credit during the loan process. We talked about your employment above, but you don’t want to make any large purchases that involve credit. 

You found that great house, but you want all new living room furniture! Great! Just buy it AFTER you have closed on your home! Even if you have saving and want to pay cash, your loan approval may have been based on your cash reserves, and these can be verified again by the lender prior to your closing. 

Buying a Home Close to Your Job

Ok, you are thinking, “How can this be a mistake?” A short commute? Save commuting costs? Sure, those are valid points. BUT…what happens when you change jobs? (Not during the loan process however!) Now you may have a really long commute. We are not saying this is not a good thing to do, but you want to take other factors into consideration. If you have a family, or are planning on one, schools might be more important than your commute time. Lifestyle? You want to be able to leave the car parked on the weekend and walk to parks or restaurants? But your job is in a suburban office park? Then you might want a longer commute as a trade-off to your weekend time and activities. It’s worth a few moments of thought. 

Emergency or Contingency Fund

10 Mistakes Home Buyers MakeBeing a homeowner brings a level of responsibility. Maybe that refrigerator that was included with the sale goes on the blink. A roof leak appears. And of course there are the personal things (medical, dental) that you want to have some reserves for. 

Future remodeling and changes is another “fund” you may want to set up. You bought the home or condo for the awesome location, view or floor plan, but really don’t like the bathroom finishes. You agreed this is something you could live with short term, but want to change in the future. Start tucking away a few dollars every month to get ready for that change, and when the time comes, you will have cash on hand to pay for the renovations. 

Final Thoughts

We are here to help you navigate the purchase of your home, and make the process as stress free as possible. By knowing, and avoiding, these mistakes, it will be that much easier. A smooth closing is a wonderful event! 

If you have any questions about the home buying process, we are always just a call, click or text away! 

Moving to Atlanta Georgia – Highest and Best Real Estate Offers

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So, you’ve made an offer on a home (in this crazy market that is 2020-2021) and the Seller and Seller’s agent come back and ask for “highest and best.” What exactly does that mean? This is a term that both Buyers and Sellers need to understand and how it can affect the purchase (or sale if the Seller) of the home. 

“Highest and Best” What Does It Mean?

First off, it means what it says. You may have already submitted an offer on a home, and the Seller has received multiple offers on their property. They are asking you to look at your offer, and submit your “highest and best.” You can also find this term on homes listed, meaning if you still wanted to submit an offer, you better have your pencil sharp! Sometimes, a Seller will just review the offers they have and select the best one (with the help of their agent, of course!) But then others will see if they “can do better” and call for highest and best. 

There are many parts to your offer, and you want to look at all of them to see where you can improve. It’s a common mistake for a buyer to just focus on one part of their offer. Let’s look at some common mistakes Buyers make in this situation.

“Highest and Best” Common Mistakes

Put it in Writing

In Georgia (and probably any state) a verbal offer is not a binding offer. Your agent needs to update your offer you have submitted, and have you sign it. This can be done in person, but with today’s real estate technology, it can be done electronically. Pay particular attention to your pre-approval letter. If you increased the purchase price significantly (or at all) make sure you have an updated pre-approval letter from your lender. 

Finding out What is Important to the Seller

Well, getting the most money for their house, right? Sure, that’s part of it, but there are other factors that could be more important to the Seller. Your agent should have this conversation with the Seller’s agent to learn of any unique situation that the Seller might have. One example is a longer closing date. Maybe the Seller is under contract to purchase a new construction home, but it won’t be finished for 2 more months. Your offer could include a closing date to match the closing date on their new home. Another consideration is to close earlier, but then “lease back” the home to the Seller for those two months. You become a landlord in this situation and would need a lease in place (your agent can help with this as well) and you also have to confirm your lender will allow this. 

Just Changing the Price

As we said earlier, there is more to your offer than just the purchase price. A common mistake is buyers just raise the price, without looking at the other terms of their offer. Other parts to consider: 

  1. Contingencies in the Contract  The most common contingencies in a Georgia real estate contract are the financing and appraisal. In a hectic, seller’s market, it may be a challenge to shorten your appraisal contingency, as a third party does this on behalf of your lender. But a good relationship with your lender will help, as they will know how much time they can work with to get an appraisal back. Your financing contingency is completely up to your lender and where you are in the loan approval process. A good lender can have you fully approved and they just need the purchase contract and the appraisal to finish your loan. This means you have submitted all the required documents to your lender, and they have been able to approve your loan based on all of that information. Here again we refer to the lender you work with and the things you need to do!  
  2. Earnest Money Deposit Earnest money is your good faith deposit attached to your purchase agreement. There is no set amount required in the state of Georgia, but by offering a large earnest money deposit, you are showing to the Seller that you are serious about buying their home, and are willing to put up a larger deposit. This amount can later become an issue if there Buyer cannot close, and the Seller seeks to retain that deposit. 
  3. Due Diligence Period In Georgia, you have an opportunity in a purchase contract to ask for a period of time to complete a home inspection, review condominium or HOA documents and any other information you may want to obtain. This is a negotiable period of time, and can be as short as “0” days to 10 days. During this time, the buyer has the option to terminate their contract and receive a full refund of their earnest money payment. To the Seller, this is a  statement like, “I love your home (submitted an offer) but I’d like to take a second look and make sure I am happy (inspection, etc.)” It also means the Seller could lose valuable marketing time with their home off the market during this due diligence period. 

Due diligence period

Waiting For a Deadline

When the Seller asks for “highest and best” there will be a time limit, or deadline, when your revised offer is due by. First, it might seem like being right at the wire will be the best way to win. (think of an auction when the final bid comes in at the ‘going, going’ and it wins). But just because the Seller provided a deadline, does NOT mean they will honor it. If they receive a really great offer before the deadline, they may choose to move forward with that offer….and it might have been yours if you had already submitted it. It’s easy to get this offer in quickly via the electronic documents and systems that you agent has in place. 

Do You Have the Right Team on Your Side?

When you are buying a home, there are several people involved that help you get to the Celebration Day! Those people make up your real estate team. If you are working with a local lender, they can have better contact with their underwriting department to get you that loan approval we mentioned earlier. If there is a last minute need to update your preapproval letter, you can miss out on that offer when they are an unresponsive, or online lender that is not easily accessible. 

A local lender can also call the listing agent directly to confirm that you are indeed pre-approved (or have that full loan approval) and this could put you at an advantage. Also part of your team is the home inspector. Working with a reputable company that can get your inspection scheduled quickly is important as well. (And that they do a GOOD inspection…it’s not all about how much they charge) 

And the reputation of your agent is important. If they are known for being easy to work with and responsive to emails and phone calls….this can make a difference.

Some Final Thoughts

Who you work with matters! You want to have an agent that can help you understand the market conditions, what’s happening in the particular neighborhood where you are looking and be able to build you a strong offer! If you know there are going to be multiple offers, then you want to have your best foot forward with your first offer. You could be competing with an all-cash buyer with minimal or no contingencies, but cash does not always win! 

Thom Abbott

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

 
 
 
 
 
 
 
 
 
 

PalmerHouse Properties