Atlanta Condos For Sale

Buyers Scramble as Home Prices Rise In Metro Atlanta

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Case Shiller Metro AtlantaThe Standard & Poor’s Case–Shiller Home Price Indices are constant-quality house price indices for the United States. The indices reflect prices in real terms, which means they are corrected for inflation.

In looking at the report for Metro Atlanta, we note some interesting points….

  • The Case-Shiller Index reports show that Metro Atlanta home values have increased 19% in the last 12 months. But values remain down 28% from the peak of July 2007.
  • The available “months of supply” is 3.6 months based upon closed sales and 2.8 months based on pending sales. Six months of supply is considered a normal market. This mean’s a SELLER’s MARKET!!!!
  • The fallout rates of pending versus closed are higher than normal…. mostly due to low appraisals. Closed units are down for the past four months compared to the same months last year. The pace of short sales and foreclosures coming on the market has slowed      considerably. In 2010, over 60% of sales were distressed properties but that is now down to 37%. Resales are the larger mix of sales.
  • New Homes are making a slow but sure comeback. New home closings are up 55% from last quarter. There are some wonderful new home communities coming online with the latest innovations in smart building. I do want to note that there is currently NO NEW CONDOMINIUM CONSTRUCTION underway in any Intown Atlanta market, including Midtown Atlanta. There are some new town home developments close to Midtown, but no high-rise construction. All the cranes you seen in Midtown Atlanta are for APARTMENTS!!
  • Home values will continue to rise in 2013 – especially in the lower price points driven by the very low levels of inventory and strong buyer demand.

Pendings and Closings Atlanta Real Estate

Appraisals are still a problem. In Intown, Buckheard, East Cobb and North Fulton, where prices are rising fast, appraisers can’t keep up. Sometimes, we can help provide information to the appraiser in the formats they require. If I have your Midtown Atlanta condo listed For Sale, I meet the appraiser at your home to provide information about the market, building and surrounding area.  This gives us a better chance to get the highest appraised value for loan approvals.

If you are looking to sell your Midtown Atlanta condo, I’d be happy to meet with you and discuss the market and conditions that may be specific to your building.

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What is a Lockbox? |Midtown Atlanta Real Estate Questions

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Midtown Atlanta Lockbox KeyMy parents sold real estate in the early 1990’s in a small town in Montana. Like… BEFORE there was the Internet!! I once asked my Mom how they got access to homes as I know they did not use a lockbox. She said some sellers would simply leave their homes open when you scheduled an appointment and she could come by and show the home to her potential buyers. Or she’d have to drive to the listing office to get a key, and have to return it later that day or the next.  As you can imagine, “back then” and in a small town, security issues were not what they are today.  Today’s Midtown Atlanta real estate agent uses a lockbox to gain access to your home or condominium.

Lockbox History

In Midtown Atlanta condos for sale, lockboxes hold the key and possibly an access FOB to the amenities of the building. They are either on the door handle of the condo, or may be kept at the Concierge desk.  If you have a single family home, the lockbox might be hanging on the door handle, porch railing or maybe the porch swing!  Lockboxes were first introduced in the 1970’s and Midtown Atlanta real estate agents had a square “key” that opened them. As with everything, technology has brought great advancements in lockbox technology and they are now electronic.   They are still opened with a “key” but can now be operated from many of today’s smart phones.

Midtown Atlanta real estate lockboxesThis electronic lockbox is an incredible tool for both YOU and your agent:

  • Your Midtown Atlanta Real Estate agent gets an alert when the key to your home has been accessed. It provides the name, phone number and email address of the showing agent
  • Provide the buyer’s agent with extra information about the home, including instructions from the homeowner, such as “Don’t Feed the Dog.”
  • Allows your Midtown Atlanta listing agent to set time parameters on when the lockbox can be accessed by others.  (I typically keep mine set for access from 9 a.m. to 9 p.m. with showing instructions that I’m to be called first, so I can in turn alert you of an upcoming showing.)

Why You Should Use a Lockbox

Midtown Atlanta Condos for sale that use a lockbox are pretty much the norm. You can arrange for a key release to be left with the Concierge, but by doing so, you and your Midtown Atlanta real estate agent miss out on the important information from the Buyer’s agent I mentioned above. I provide lockboxes for all my Sellers as part of our marketing services.

How Do I Get A LockBox For MY Midtown Atlanta Condo?

If you’re thinking of selling your Midtown Atlanta condo  with a real estate agent that has your safety and convenience in mind, give me a call at (770) 713-1505 or email me at Info@MyMidtownMojo.com. I look forward to hearing from you!

3-Month SOLD Properties in Midtown Atlanta GA

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3-Month SOLD Properties in Midtown Atlanta GA Including Condos, Townhomes and Single Family Homes

On almost a daily basis, I’m asked, “How’s the Midtown Atlanta real estate market?” It might be in a casual conversation over cocktails, or it may be part of a listing appointment with a prospective Seller.

In the three month period of March-June, 2013, here’s what’s happened.

Condominiums/Townhomes — 2013 vs. 2012

MIDTOWN CONDO SALES MARCH JUNE 2013

 

 

 

 

 

 

In the time period for 2013, the sales ranged from a low of $39,000 at Melrose Park to a high of $1.38M at 1010 Midtown Atlanta.

In the time period for 2012, the sales ranged from a low of $34,000 at Terraces at Argonne to a high of  $825,000 at Aqua Midtown.

Single Family Homes — 2013 vs. 2012

MIDTOWN SINGLE FAMILY HOME SALES MARCH JUNE 2013

 

 

 

 

 

 

 

In the time period for 2013, the sales ranged from a low of $250,000 on 7th Street to a high of $1.8M in Ansley Park.

In the time period for 2012, the sales ranged from a low of $252,000 on Elmwood to a high of $1.675M in Ansley Park.

Midtown Atlanta is divided by two Zip codes.  To Search for Homes and Condos in 30309 Zip Code, CLICK HERE

 

 

What IS Being a Midtown Atlanta Real Estate Agent All About?

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As a consumer, you may not really know or understand the role your real estate agent plays when you buy or sell a house.

That really could be OUR fault! But then, we sometimes serve as the “punching bag” as you will…kind of shielding you from all the things the happen, and HALF TO HAPPEN in order for you to buy or sell that house or condominium.

What IS Being a Midtown Atlanta Real Estate Agent All About?

Well, at the end of the day, there really is one goal…..

 

15 Tips For Your Midtown Atlanta Condo for Photography

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Tips for Selling your Midtown Atlanta CondoWhen you list your Midtown Atlanta condo For Sale, one of the most important pieces of our marketing plan is the photography we will use to show what your home looks like.

15 Tips For Your Midtown Atlanta Condo for Photography

Remember, most of the initial “visits” to your condominium, will be via your listing on various websites, including the individual web site we build for your home! First impressions go a long way…and we want to make a good one!

Here are 15 tips I recommend you follow as we go through the listing process, and get ready to take photos of your condo:

  1. De-clutter as much as possible. If you have lots of kitchen appliances, or “stuff” on the coffee table, or shelves, pack it up and put it away or remove it entirely if you can live without it! This includes closets and the pantry if you have one. Buyers want to see the storage space they are going to have!
  2. Depersonalized to a certain degree. You may leave a few personal photos, but less is better. Also, if you have any  potentially offensive art (and if you have to questions it, it’s questionable) then remove it
  3. Dust and vacuum. And this means things like blinds you may not have touched in months (or years) and those high up a/c vents you find in condos.
  4. Make your bed, arrange all the pillows, and check that everything is aligned.
  5. Clean the kitchen sink and put away all the dishes. Wipe out your stainless steel sink so it’s clean and dry (do this for showings too!)
  6. Clean off the  bathroom counter tops and put away any personal items.
  7. Remove all those assorted bottles of shampoos and conditioners from the shower.
  8. Put out the freshly folded matching towels and hide all the others.
  9. Hide any and all trash cans.
  10. Remove all the menus and photos and more from the refrigerator. (You’ll want to leave it this way for the time your condo is listed!)
  11. If there are pets, hide all food/water bowls, pet beds, and pet toys. (I’d differ here….these can show you live in a pet-friendly building, however, if a potential buyer is allergic, they may be thinking carpet cleaning or other things to purchase the condo.)
  12. Put all toilet seats and lids down. (I’m amazed at the listing pictures I see where this is not done!)
  13. Make sure all lights are operational. Replace all burned out light bulbs…even in those high up recessed lights! 
  14. If you have a dining area, or even a breakfast bar, decorate with your best everyday dishes, or good china if you have it.
  15. Consider putting out vases of fresh flowers. (Another great thing to have in place while your home is on the market…what a feel if gives.) Also some newly purchased green plants adds to the overall feel of your condo.

Photo Tips for Midtown Atlanta Condos

 

When we list your Midtown Atlanta condo, the FIRST “showings” you are going to receive will be via the Internet…and the pictures on your listing! This is some of the most important marketing we do for your condo….so we want to get it right!

If you have any doubts about whether something should be left or removed, just ask! Also, some things can be moved out of the way for photos, and then returned, but the potential Buyer may also notice…”hey, that dresser was not in the photo.” Yes, they DO notice!

Palmer House Properties | Atlanta’s Top 100 Fastest Growing Private Companies

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When you are looking to buy or sell your Midtown Atlanta condominium, what difference does it make which COMPANY you select? After all, is it not all about the relationship you have with a particular real estate agent? Well, Yes…and no. Let me explain.

Palmer House Properties Atlanta’s |  Top 100 Fastest Growing Private Companies

The COMPANY that a real estate agent chooses to align themselves with makes a difference for the agent and how they can conduct their business. I’m not going to call out ANY real estate companies here. Some companies may have a better relationship with major relocation companies that move people around the country. An agent that wants to work in that market may choose a particular company. And of course, many agents feel that brand recognition is important for them to sell real estate.

About 2 years ago, I joined Palmer House Properties, headed up by CEO and Founder, Kevin Palmer. For me, it was about their business model and how it allowed me to be more financially productive as well as just easier to conduct my business, which in turn, is marketing to Buyers and Sellers of  Midtown Atlanta condos.  A “paperless system” allows me to be anywhere and access important documents as they relate to your real estate transaction, be you the Buyer or the Seller. I can be out of town, and have easy access to forward a Seller’s Disclosure Statement to a potential Buyer.

And the growth of a company is a clear indication of what it’s like to be affiliated with them. Since joining Palmer House Properties, I believe the company has grown from 300 agents to probably 1000 by now! That means other real estate professionals see the value I saw in associating Thomas Ramon Realty and MyMidtownMojo.com with the Palmer House Properties name.

When deciding to buy or sell a Midtown Atlanta condominium, you want to pick the agent that knows the market, is familiar with your building and floor plans and knows the neighborhood in general. But it’s also good to know that somebody’s “got their back” when it comes to some of the behind the scenes work that needs to happen.

It’s no wonder Palmer House Properties was named again to Atlanta’s Top 100 Fastest Growing Private Companies. And Thomas Ramon Realty and MyMidtownMojo.com are proud to be a part of this company.

Palmer House Atlanta Top 100 Private Companies

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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