Atlanta Condos For Sale

5 Reasons to Use a Real Estate Professional

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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!

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!

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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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 4:35 PM PDT.

Walk Score provided by walkscore.com.

 
 

Should I Stage My Condo For Sale?

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Staging Your Home For SaleAs a Seller, your life get’s turned upside down when you place your home or condo on the market, or FOR SALE! It means the front door is going to open. And Open. And Open. How many times, depends on a number of factors.

Should I Stage My Condo For Sale?

Gone will be the days of not making your bed, leaving your gym clothes on the bathroom floor, cleaning the bathroom counter and cleaning the kitchen before you leave. No dirty dishes. I get it. That’s a tough thing to do, day after day, if it is not your normal routine. (I know I’d have a challenge in my own home….but I’d have some serious de-cluttering to do before I listed my home. That is another form of staging.

Some home owners are meticulous. The photo to the right is one of a listing I had a few years back. Seriously, the condo always looked like this. The owner kept it perfect all the time.

So, there is the staging (also called de-cluttering) that you do when you still LIVE in the home. This is when we ask you to clean closets, move seasonal clothes to a storage room, take personal photos down, clean off the “stuff” on the refrigerator, keep the INSIDE of the fridge AND OVEN clean. You want your home to shine as much as possible. You want that potential buyer to be imagining him or herself living there, not looking at your “stuff.” It’s a challenge I face on almost every listing. Some Sellers jump at all that needs to be done, and others don’t get it. And then wonder where the offer is 30, 60 or more days later. Hmmmm.

How To Stage A CondoBut then there is staging when the home is completely vacant. Not everyone has a creative eye, or is a good judge of space. That empty bedroom makes it really hard to imagine a bed, dresser, night stands, etc….when it’s empty. Same with a living room. Yes, I get it’s an added expense when you are trying to sell your home or condo, and you have already moved. Take a look at this staged living room on the left. Is that space not more inviting? The couch and chairs not only make the room look alive, it actually gives a potential Buyer some place to sit and imagine themselves living there!  Isn’t that what you want? Your home sold? yeah, I thought so.

Having been through them all, vacant, occupied (and a mess) occupied and beautiful or staged, guess where a Buyer might spend more time and get more of a feel for living there.

The next time you are the Seller, listen to your real estate agent. Take their advice. De-clutter. And if you have moved, stage the home.

Oh, and this would NOT be an idea of staging……

Staging a Condo For Sale

Changes Are Coming to the Closing Process!! TRID

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Closing Changes When Buying a Home September 30, 2015
If you are purchasing a home or condominium, and you will be making your LOAN APPLICATION AFTER Saturday, October 3rd, the process is changing! And could be a bit complicated if you don’t work VERY CLOSELY with your real estate agent, your lender and your closing attorney!!

If you have purchased in the past, maybe you remember last minute amendments to your Purchase and Sale Agreement? Maybe they were to correct a name, or an address, or clarify a special stipulation in the Agreement? Ah, not so fast now!!!!

The new TILA-RESPA Integrated Disclosure Rule (TRID) is going to make follow up ever so important! NOW, when you receive something from your agent, your lender or the closing attorney, it will require your IMMEDIATE and FULL attention. Due to new disclosure time lines, everything must be in place at least 10 days before the closing (to assure that everything moves on schedule!)

Every purchased a home or condominium with a “back-to-back” closing? Where you needed to close on your first residence so you could buy your next home? These types of closings will be even more difficult to manage, because if anything goes wrong on the first closing, that messes up the days needed for the disclosure, it will in turn delay your next closing.

In a nutshell, what does this all mean? It means you need to have YOUR TEAM in place, and have your real estate agent as your Quarterback to make sure the process is moving along. Anytime you are sent something that requires you read and sign, you need to give it you immediate attention, so it can be handled accordingly!

Changes like this can be challenging, but I’m here to help you through, every step of the way!

For More Information about the new Process and understanding it, CLICK HERE for the Consumer Protection Financial Bureau and helpful information about the new forms.

 

 

What Can I Do to Help Sell My Midtown Atlanta Condo?

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Condo Kitchen backsplash September 5, 2015
“Standard” Kitchen in Spire Midtown

That seems like a mouthful question doesn’t it? Or that there will be some long lengthy answer, right? Well, there can me, but I’ll make it easy for you.

What Can I Do to Help Sell My Midtown Atlanta Condo?

And it can be summed up in two simple words — tiled backsplash. Now, in reality, this would be best done shortly after you BUY your condo, and not right before you SELL!! That way you have had years of enjoyment of something different than the stock builder backsplash you got..and that every single other condo in the building also has.  Get it?

You want to make your home stand out! Again, by changing your kitchen backsplash when you purchase your condo, you home will look different for you and your guests, but it will also be different when it comes time to SELL!

Take a look at the photo above, of a “standard, builder installed” kitchen in Spire Midtown. Cabinets look good, granite (there is a whole OTHER change you can make and have your home stand out above the others) and the lovely, ever present black subway tile back splash.

NOW…take a look at how your kitchen COULD look, and stand out to that prospective Buyer with a different backsplash….

Midtown Atlanta Condo Improvements September 5, 2015

 

What Can I Do to Help Sell My Midtown Atlanta Condo?

Now you have a good idea!

 

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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