Atlanta Condominiums Archives -

Clients Become Friends at Thomas Ramon Group and MyMidtownMojo!

June 20, 2022 by Thom Abbott

Clients Become Friends at Thomas Ramon Group and MyMidtownMojo!

In the world of real estate, I cross the paths of many different kinds of people. It is probably what makes working in the real estate industry so rewarding…at least for me!

Getting to know people as you help them with such a large financial decision, and a life decision as well! I will admit there are some people that I lose contact with…they move out of state, and we just don’t keep in touch like those that live here in Atlanta. It’s not for trying, it just happens. But then there are those, that become friends for life, and you really appreciate those relationships. Terry and Sue’s testimonial is one example of that kind of relationship….

It was a football Saturday probably in 2007. Sue and I walked along Peachtree St. at 5th Street near the Georgia Tech campus. Although not a resident of Georgia at that time, we spent a lot of time in midtown for Georgia Tech functions and I worked out of Atlanta. We were window shopping and became interested in midtown condominiums. Given the amount of time that I spent in Atlanta hotels, the thought of having a condominium in Atlanta became very appealing. With the proximity to Georgia Tech and a MARTA station, a midtown condo seemed perfect for my situation.

So there we were window shopping on Peachtree and Thom Abbott came out from his real estate office to meet us and offer any help. My family lived in the Atlanta area and the State of Georgia for many generations; I knew my way around Atlanta. Shortly into the conversation with Thom, I realized that Thom knew midtown very well – the neighborhoods, the trends, the people, the businesses, etc. – and certainly knew a lot more than I about midtown. Thom takes the time to meet condo management teams; he truly understands midtown’s pulse. Thus began a business relationship which is now about 15 years strong and today is both business and friendship.

I’m not sure how many times Sue and I came to Atlanta and got together with Thom to look at condominiums and discuss the market. Previously I had never owned a condo; Thom took the time to make sure we understood the finer points of condo ownership and living. Our midtown condo was a second home and simply a one-bedroom one-bath unit. We looked off and on for maybe two years and at no point did Thom ever pressure us to hurry up and make a decision or to buy more than we need for our second home. I owned property in another state which I needed to sell in order to buy the Atlanta condo. Thom was totally patient and understanding of that situation.

In due time the out of state property sold and in March 2009 we bought our midtown condo. Sue and I could not be happier with the condo selection. Thom’s knowledge and experience in midtown condos was most valuable. My time both before and after work was very enjoyable. Of course walking to Georgia Tech functions (football, baseball, basketball, band, alumni, etc.) was really nice and we never had to worry about parking. The condo was perfect for our needs.

Sue and I stayed in contact with Thom Abbott throughout the years. Thom hosted some social gatherings which were very interesting and his way of keeping his finger on midtown’s pulse. Midtown has seen incredible changes since the 1960s. Thom studies and knows the market. He is a valuable real estate agent whether he represents the buyer or seller.

A lot changed from 2009 to 2022. In about 2020 I decided to sell the condo. I hated doing that but now retired I lost most of my reasons for coming to Atlanta. Sue and I coordinated with Thom about how best to present the condo for sale. Covid hit right then and Thom’s patience was once again tested. The real estate market fluctuated some during the pandemic and once again Thom offered valuable market advice. Finally in March 2022 the condo was ready to put on the market. Thom was the selling agent and the condo sold quickly.

After many years, the midtown condo has come and gone. I have many, many really nice memories of my time in the midtown condo. One thing remains – my friendship with Thom Abbott.

Thank you Terry and Sue for the opportunity to help you with your Midtown Atlanta real estate needs…and your friendship. Clients Become Friends at Thomas Ramon Group and MyMidtownMojo!

How do Buildings in Midtown Get Developed?

June 15, 2022 by Thom Abbott

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.

MyMidtownMojo and Thomas Ramon Group Make a Happy Buyer

November 6, 2020 by Thom Abbott

Selling real estate is not an easy gig. Anyone that says it is…ehhhh! But, it is also very rewarding. And certainly, it’s that part of it that I enjoy the most. There is a lot, and I mean A LOT of stress that I either absorb, or my clients may feel it to. From finding the right home, the negotiations, the inspection, the appraisal and any other of the countless landmines that can show up…. it can wear you out.

But, when you see the look on that Buyer’s face, when they find the right home….well, that’s a pretty big reward….at least for me. And I suppose it might even be a bit bigger when it’s a first time home buyer! I’ve been able to help them through the whole process, and explain it all, step-by-step. From getting their pre-approval, to finding that home, and making it to our Celebration Day….it’s awesome.

But, sometimes, there are some bumps in the road. We try to avoid them, but it happens. In Kaylynn’s case, the lender dropped the ball. We are not going to go into specifics, or call anyone out, but let’s just say when it is 8 days before closing and the bomb drops, it makes for some stressful living! Kaylynn’s file was transferred to another loan officer, and they did nothing short of a miracle to get us to the closing table, and only miss that day by one day!

I kept Kaylynn informed of what was happening, what our next steps were, and kept the necessary paperwork moving to keep our Celebration Day on track.

As Kaylynn said to us:

“I had a great experience working with this company. When literally everything went wrong with my lending company my Realtor, Mr. Abbott was the one person I could count on to be responsive, thorough, and straight forward. It was a pleasure working with him and I would recommend this company as well as Mr. Abbott to anyone.”

Well, I’m blushing, but I’m thankful to have been able to help Kaylynn through some challenging days and get us to our Celebration Day!

Congratulations Kaylynn and we hope you enjoy your new home!

HOA Rules and Regulations — The Pool

May 20, 2019 by Thom Abbott

If you live in a condominium, townhome or single family neighborhood, you very well may have a pool. And we know some of you make regular use of this amenity, and others…well…they saw it the day they looked at the property. But in Hotlanta, a pool is a pretty nice amenity to have. But the HOA Rules and Regulations have to have some rules for the pool.

And to share with the other 300+ homes in your building. Key word there is….share. Alas, but not everyone gets that part, or even still, not everyone understands what goes on with a pool.

I thought I’d share some Pool Rules that we picked up from a condo community…with some commentary about each rule.

Rules at the Pool
In an effort to help promote safety and overall enjoyment of the pool for all residents, we ask that you please take a moment to familiarize yourself with some of the pool rules listed below.

No Glass At The Pool – Glass is strictly prohibited in the gated pool area. This means no liquor/beer bottles, no wine bottles/glasses. No glass containers brought in via ice chest, cooler, tote. No glass, period. Aside from possible injuries, if glass breaks at the pool, the pool must be closed, completely drained for cleaning, inspected and cleared, then refilled. If this occurs, all costs will be passed along to the responsible party.

WHAT THAT MEANS — It can cost an HOA upwards of $5,000 to drain a pool, clean it, refill it, and have it treated again. Not to mention, the down time where the pool cannot be used AT ALL! Yeah, right smack dab in the middle of Summer Pool Season, your pool gets closed because some yahoo dropped a beer bottle. Moral to the story here — buy it in a can. If if don’t come in a can…your lazy behind will need to go up to your condo when you need a refresh.

No Smoking At The Pool – All forms of smoking are strictly prohibited in the gated pool area. There are designated smoking areas located near the planters at the exterior of the gated pool area.

WHAT THAT MEANS — Not trying to offend any smokers, but it’s not a pretty habit. You got it. We understand. Just do it someplace else. And sadly, many smokers don’t think tossing that butt anywhere is littering…but it is. There are many examples of patio furniture with burn holes in them, and even fires in landscaping from people tossing butts of balconies. How about we not smell the smoke or see butts in the pool. (Well, we wanna see butts in the pool…just not THAT kind!)

Limit 4 Guests Per Unit – For the enjoyment of all residents at the pool, each resident is allowed a maximum of 4 guests per unit at the pool. Guests must be accompanied by resident at all times.

WHAT THAT MEANS — You SHARE this pool. It’s not YOUR POOL. You can’t have a pool party and invite 10 of your friends. Why? Well, how’s about YOU come down to the pool and there is no place to sit, the pool is packed and 60% of those people don’t pay for that pool or pay your HOA fee, but you can’t use the pool? We get it….you’re popular and have lots of friends…but…you are going to limit them here.

Music At The Pool – As a courtesy to your neighbors, please keep all portable music devices at a volume that will not disturb others around you.

WHAT THAT MEANS — Whether you are into those noise cancelling headphones (that are now reminiscent of the 1970’s) or use Airpods, your music and your music tastes are…..just that. Your Music.

Elevators – Please be mindful of residents living on the xxth floor when going to the pool, or back to the elevators. Please keep all noises to a minimum, so as to not disturb your neighbors.

WHAT DOES THAT MEAN — Most condo building pools are accessed via some floor that also has (gasp) actual homes and residents living there! So after you have had a few cocktails, we know the volume can go up…and if all your friends (Limit 4 please) are equally happy…well there goes the noise in the hallways. Let’s use our inside voices.

As a reminder, when consuming alcoholic beverages, please drink responsibly. WHAT DOES THAT MEAN — Just what it says!

Any violations of the above rules and regulations may result in fines to the responsible units.

WHAT DOES THAT MEAN — A fine. And some communities don’t mess around with their fine schedules. And….there ARE cameras.

We appreciate everyone’s efforts in helping to maintain the pool as a fun and enjoyable area.

Do these sound harsh? No. They should be simple common sense, but hey, not all of us have that. So we have to put rules in place so everyone can enjoy the pool!

Chamblee Real Estate Market Report October 2018

November 18, 2018 by Thom Abbott

Chamblee has come a long way in being a desirable ITP neighborhood/city! Between new retail as well as single family and townhome construction, there are many housing options available here. Let’s “take it’s pulse!” So let’s look at the Chamblee Real Estate Market Report October 2018.

Please note: In preparing this report, we used data from FMLS (First Multiple Listing Service) and searched by the city name, “Chamblee.” As a result, some homes on this report are not within the actual city limits of Chamblee, but were listed with Chamblee as the city address, most likely because of a zip code assignment.

First, a look at the condominium/townhome market. Chamblee only has a few condominium options, but there are numerous new townhome developments.

For October, there were 46 active listings, ranging from a 2-bedroom condo at Eco Lofts at $280,000 to a 4-bedroom at The Bristol for $859,900. (The Bristol is the new, under construction development in Downtown Chamblee) In the chart below, you can see the average days on market to be 71, but a listing at Peachtree Creek Township seems to have been on the market for 157 days!

Just 9 listings were Under Contract, and ranged from $139,850 at Henderson Mill (not in Chamblee City Limits) to $491,497 at Townsend at Chamblee.

Only 5 homes sold (or closed) in October in Chamblee. They ranged in price from $210,000 at Elem Street Townhomes to a 4-bedroom at Peachtree Creek Township at $437,988.

In the Single-family market in Chamblee, there were 32 homes listed For Sale. The ranged from $289,900 for a 3-bedroom in Beverly Woods to $975,000 in Keswick Village for a new construction 4-bedroom, 4-bath home.

There were 13 homes Under Contract ranging in price from $275,000 in Huntley Hills to $825,000, also in Huntley Hills, but a 5-bedroom new construction home.

9 homes sold, or closed in October, ranging from $240,000 in Nottaway to $579,000 in Harts Place.

Keep in mind, this Market Report is a “snapshot moment in time” of what is happening in the market, and is a view at, say 30,000 feet. What may be happening with sales and prices in your condominium building could be much different that what is selling across the street. And the same is true for single family homes as well.

If you are looking to Buy or Sell a home in Chamblee, MyMidtownMojo.com can help! We have lived in the Chamblee/Doraville area for some 20+ years, so we are very familiar with the area!

Selling? Do you want to sell your Chamblee single family home or condominium? Call us today at 770.713.1505 to schedule a free market analysis of your home. Or, complete our Seller Information Form and we will be in touch with you!

Buying? Are you looking to buy a Chamblee home or condo? We can set up specific searches for you based on price, building or other specifics you may be looking for. In a competitive Seller’s Market, we can alert you of new listings within minutes of them hitting the market! Just complete out Buyer Information Form, or let’s schedule a time to talk about what you are looking for!

Contact MyMidtownMojo and Thomas Ramon Realty@Palmer House Properties at 770.713.1505 or Info@MyMidtownMojo.com for all your Chamblee real estate needs!

Buckhead Market Report October 2018

November 16, 2018 by Thom Abbott

The Buckhead Atlanta real estate market is still moving, and we wanted to “take it’s pulse!” So let’s look at the Buckhead Market Report October 2018.

First, a look at the condominium market…and a disclaimer. Buckhead and how homes are listed by agents, can vary. We compiled this report based on the Area 21 as designated by the First Multiple Listing Service. (A map of this is to the right) Some listings that a buyer might think is a Buckhead area, may not appear as part of this report, but this is how we pulled these market numbers.

For October, there were 390 active listings, ranging from a Collier Green 1-bedroom at $115,000 to a 5-bedroom, 5-bathroom at The St. Regis for $15.995M. In the chart below, you can see the average days on market to be 80, but the St. Regis listing seems to have been on the market for 666 days!

62 listings were Under Contract, and ranged from $118,949 at Parklane on Peachtree to $1.8M at The Charles.

133 homes sold (or closed) in October in Buckhead. They ranged in price from $105,000 at Slaton Manor to a 2-bedroom at The Wakefield at $2.772M.

In the Single-family market in Buckhead, there were 499 homes listed For Sale. (An adjustment to the chart below is $379,900 for a home in LaVista Park to $25M for the former Tyler Perry estate, some 10,000 sq. ft on 17 acres. You can see that listing HERE!

There were 59 homes Under Contract ranging in price from $500,000 in Peachtree Hills to $4.950M on West Andrews Drive.

72 homes sold in October, ranging from $462,000 in Meadowbrook to $4.975M on Knollwood Drive in Tuxedo Park.

If you are looking to Buy or Sell a home in Buckhead, MyAtlantaMojo.com can help!

Selling? Do you want to sell your Buckhead single family home or condominium? Call us today at 770.713.1505 to schedule a free market analysis of your home. Or, complete our Seller Information Form and we will be in touch with you!

Buying? Are you looking to buy a Buckhead home or condo? We can set up specific searches for you based on price, building or other specifics you may be looking for. In a competitive Seller’s Market, we can alert you of new listings within minutes of them hitting the market! Just complete out Buyer Information Form, or let’s schedule a time to talk about what you are looking for!

Contact MyMidtownMojo and Thomas Ramon Realty@Palmer House Properties at 770.713.1505 or Info@MyMidtownMojo.com for all your Midtown Atlanta real estate needs!

Clients Become Friends at Thomas Ramon Group and MyMidtownMojo!

Midtown Owners Manual for Developers

Contact MyMidtownMojo and Thomas Ramon Realty@Palmer House Properties at 770.713.1505 or Info@MyMidtownMojo.com for all your Chamblee real estate needs!

Contact MyMidtownMojo and Thomas Ramon Realty@Palmer House Properties at 770.713.1505 or Info@MyMidtownMojo.com for all your Midtown Atlanta real estate needs!

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