Atlanta Condos For Sale

Intown Atlanta Real Estate Buyer’s Guide | Let’s Go Shopping!

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Intown Atlanta Real Estate Buyers Guide Let's Go ShoppingIn this column, we’ve made it past Finding Your Agent, Getting Pre-Approved for your loan, and your Desire vs. Require in what you want in your new home. Now, the Intown Atlanta Real Estate Buyer’s Guide says Let’s Go Shopping! Or Looking for Your New Home!

Now that we have some money (that pre-approval letter) and an idea of what you are looking for (desire vs. require) it’s time for us to start looking for that home! We’ll both be looking…you’ll be on the Internet, reviewing all the different Midtown Atlanta Condo buildings that are highlighted here, or numerous other sites where homes For Sale might appear. As you look at various listings, make note of the MLS number that you will find on every listing. You can email, or text me those as you find them, and I can do additional research about them. At the same time, I’ll be searching from my side, looking for that home that fits those wants and needs we’ve already talked about.

So, we’ve found the first 10 homes we are going to look at. (When I take you out to look at homes, the MOST we will ever look at in one day is Ten. Anymore than that, and you will be lost and confused. When we meet, I’ll present you with a Home Tour Booklet. It will have information about each of the homes or condominiums that we are going to view. If time has permitted, I will have already previewed these homes, and have a pretty good idea of what  you might think. Also, by previewing the homes, I’m better informed to tell you about each one as we tour them.

 

 

Part of the Intown Atlanta Real Estate Buyers Guide is your Home Tour Booklet. You’ll use it to make notes about what you like, or don’t like in each home. You might even rule a home out from any consideration at all. That page will get a line drawn through it. Our goal…at the end of they day, you’ll rank your Top Three homes that you’ve seen. If there was not another home to look at, and you had to make a decision today, what would be your First Choice? Plus, but the end of the day, you’ll forget which house had which!

I’m also asked if you can take pictures of a home so you have your OWN memory of the house to look at later. Vacant homes are no problem, and if the home is occupied, I always use caution as to what you want to take photos of that are perhaps already part of the listing.

In our next column, we’ll look at The Contract — The Offer!

Looking for a particular article in our Intown Atlanta Real Estate Buyer’s Guide? Here’s the entire series!

Finding the Right Agent

Your Lender, Your Loan, Don’t Lie

Desire vs. Require

Let’s Go Shopping — Looking For Your New Home

Making The Offer (The Contract)

Contingencies In The Contract

Inspections, Oh My!

Walk and Close, Oh Happy Day!

Real Estate FAQ’s | What Are HOA Fees?

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Real Estate FAQ at MyMidtownMojo.comReal Estate FAQ’s | What Are HOA Fees?

If you have never lived in a condominium or townhome community, you may not be familiar with HOA Fees. HOA is the Home Owners Association. Now, you can certainly have HOA fees in single family communities. They will just vary on what they are for versus what HOA fees cover in a condominium. Let’s review the major HOA fees as they relate to a condominium:

  • Exterior Fire and Liability Insurance — Heaven forbid, the building ever catch on fire, part of your HOA fees pay for the insurance policy on the building itself. Almost ALL condominium HOA’s require an owner to carry an additional policy on their specific home, its contents and for liability.
  • Reserve Fund — Imagine each month if you own a home, and you put away a small amount of your earnings to have a “slush fund” to repair the roof, or the water heater goes out, etc. Well in a condominium building, the HOA establishes a Reserve Fund for the same purpose, but to cover items that the entire building and it’s owners use. So, items here could be re-finishing the pool or pool deck surface; replacing the roof on the building; new lobby furniture or carpet are some of the items. The HOA does an extensive future budget and determines how much these items will cost to replace, how long they will last, and then calculates how much money needs to be in the Reserve Fund to handle such expenses. Again, in a single family home, this would be where a good budge person would be putting a few dollars away each month for such things.
  • Security and/or Concierge — Not all condominium buildings have a 24-hour Concierge desk in the lobby, but most newer communities do. They will also have varying levels of security from sophisticated camera and key access systems to an actual security office that walks and patrols the property. These expenses are covered in your HOA fees.

After these items, other things can be included in the HOA monthly fee, depending on the building. These can include:

  • Internet Service
  • Water & Sewer charges
  • Gas (usually for gas cooking)
  • Garbage
  • Pest Control (common areas of the building)
  • Exterior Maintenance (this is usually the exterior of the building, and areas like garage)
  • Fitness Center, Pool, Movie Theater
  • Landscape Maintenance (Gardens, pool landscaping, etc.)

As you can quickly see, it all adds up! But if you started to figure what it would cost YOU to maintain a pool, pay for garbage service, monthly Internet, pest control…it can easily be more for a single family home than in a condominium.

When you are purchasing a condominium or a single family home, be sure to ask your real estate agent about any HOA fees, as well as any Initiation fees, also called Capital Contributions. You will also want to give this information to your lender to figure in the overall cost of your monthly mortgage.

Real Estate FAQ’s –What Are HOA Fees?

Real Estate FAQ’s — Why Do I Have to be Pre-Approved With A Lender?

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Real Estate FAQ at MyMidtownMojo.comWhy Do I Have to be Pre-Approved With A Lender?

I’m often asked this question by BOTH first time home buyers as well as someone who has purchased a home before.  Let’s look at this.

You might want to spend $175,000 or $375,000 on your new home. But once you have reviewed the payments with your Lender, you might find that the payment is MORE than you want to pay, even though your income, debt and assets allow you to borrow this amount. The last thing I want to do is be showing you homes, and then you get your pre-approval and find out it’s more than you want to spend. Now you have your heart set on that home or condo, but it’s more than you want to spend.

Another reason for a loan pre-approval is to find any surprizes that might be hidden on your credit report that you don’t know about. You would be amazed…that one credit card bill you did not pay off, or a medical bill that you let go….any number of little items can quickly become a “landmine” that could quickly blow up your real estate purchase. Let’s not let that happen.

Lastly, real estate is again moving, and sometimes at break neck speed. And to get your offer on that home or condominium, we need to be ready to make our offer look the best. And a pre-approval letter attached to your offer can do just that.

Real Estate FAQ’s — Why Do I Have to be Pre-approved With A Lender?  Because you want to buy a house!

Intown Atlanta Real Estate Buyer’s Guide | Steps To Follow in Buying Your New Home

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Midtown Atlanta Buyers GuideWhether it’s your first home, or your fifth home, there is a process to follow when buying your new Midtown Atlanta home. In this series of posts, I’m going to outline the steps so you will have an Intown  Atlanta Real Estate Buyer’s Guide – Steps To Follow in Buying your New Home.

Here are the steps we’ll cover:

  1. Finding The Right Agent
  2. Your Lender, Your Loan, Don’t Lie
  3. Desire vs. Require
  4. Let’s Go Shopping
  5. Making the Offer (The Contract)
  6. Contingencies, Inspections, Oh My!
  7. Walk and Close – Oh Happy Day!

As I complete the series, you’ll find live links at the bottom of each post to the series. So if you land on #5 for example, you’ll be able to go back to #1, or just to #6.

Finding The Right Agent

So, how DO you find the right real estate agent to work with? If you are a first time home buyer, ask around. Ask family, friends or co-workers who they have worked with in the past. They will give you the Good, The Bad and The Ugly of the experiences they have had.

Research on your own! How DID the world work before Mr. Google? Well, you have him (or Her) now at your service. If you are going to buy in a certain area, perhaps search that area. Googling Midtown Atlanta Condos For Sale will help you find a site that is all about the Midtown Atlanta Condo market.  Here’s an important thing to remember, and I’m sure you’ve heard it before….real estate is all about location, location, location. Let’s say you are a couple, recently married, and are looking to purchase a single family home in a  good school district where you will not have to even consider moving until your kids are out of school. You call me. And you’ve done your school research and decide that Gwinnett County schools meet your needs. Does that mean I’m the agent you should work with? Probably not!  WHY?

Because I work a specific area of Atlanta…and that is my expertise. Would you go to a chiropractor if your tooth ached? Of course not! They are both doctors, but they have specialities. So too, do many real estate professionals. If I feel I don’t know an area you want to look in, I’ll be calling on a fellow real estate agent I know that knows the area, and you’ll not only be in good hands, you’ll thank me later.

REALTOR OR NOT? What’s the difference?

A real estate agent, and a REALTOR are the same thing…it’s a question of membership. A REALTOR is a member of the National Association of REALTOR’s. This organization has a Code of Ethics that all members must abide by. Does that mean that if you select someone that is NOT a REALTOR, you’ve done a bad thing? Absolutely NOT!  I was a REALTOR, then choose to drop my membership for a couple years, and I’m now once again a REALTOR. But even when I was not a REALTOR, I still follow that Code of Ethics. You’ll still get the same service from me. For me, it’s a membership thing. You should be concerned with the individual’s knowledge of the area you want to live in, as well as their overall knowledge of real estate.

Establish Your Communication Plan

Communication with your Midtown Atlanta Real Estate AgentAre you a texter? (Is that a word?) Do you prefer e-mails or phone calls from your agent? Make sure that you both are comfortable with the method of communication you prefer. While a text message is a great way to get a quick response on something, remember that sometimes for your own protection, it’s best to have some communication in writing. So while you might text, or talk, it can be best to have it all followed up with an e-mail. Be sure to know how you are going to communicate.

We’ll talk more about your Desire vs. Require in a future post, but this too is the time where you can determine if the real estate agent knows their stuff. If you are looking for a property on a lake, does the agent know about sea walls, and docks and land leases? Ah…then maybe we need to find someone else?

In my next post, we’ll get into the financial part of the real estate process as you find the right lender/loan officer to work with.

Looking for a particular article in our Intown Atlanta Real Estate Buyer’s Guide? Here’s the entire series!

Finding the Right Agent

Your Lender, Your Loan, Don’t Lie

Desire vs. Require

Let’s Go Shopping — Looking For Your New Home

Making The Offer (The Contract)

Contingencies In The Contract

Inspections, Oh My!

Walk and Close, Oh Happy Day!

Midtown Atlanta Market Report | 1010 Midtown Atlanta April, 2012

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1010 Midtown Atlanta now has the distinction of being the only New Construction option for condo buyers in Midtown Atlanta. As we look at the Midtown Atlanta Market Report for 1010 Midtown Atlanta, April 2012, keep in mind that all inventory is not showing.

 Midtown Atlanta Market Report 1010 Midtown Atlanta April 2012

The 21 Active Listings showing in FMLS are certainly NOT all of the inventory that remains in this building. Developers just don’t list all the homes that are available. But in these listings, they range from a whopping $1.6M for a 3 bedroom top floor do the lowest priced 1-Bedroom at $219,900

1010 Midtown Atlanta only has one home showing with a contingency at $419,900. 10 homes are Pending Sale, ranging from again, a whopping $1.6M to a low of $189,000 for a 1-bedroom home. (We’ll be watching that $1.6M to see what it actually closes for!)

No homes in 1010 Midtown actually closed in April, 2012 and only one home sold in April, 2011. It was a 1 bedroom at $189,000.

Visit the 1010 Midtown Atlanta Communtity page here at MyMidtownMojo.com for more information on this last chance at new construction in Midtown Atlanta.

If you would like to schedule a viewing of the homes at 1010 Midtown, contact us and we will make all the arrangements.

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Data last updated: 6/6/25 7:15 PM PDT.

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Real Estate Agents See Spring Home Sales And Bid Wars

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See on Scoop.it – Midtown Atlanta Conversations and Condos

U.S. housing market shows improved foot traffic and sales data as spring season enters stretch run. The challenge now is finding enough inventory, Realtors say.

 A lack of inventory is also a problem in certain Atlanta neighborhoods, says Thom Abbott, an associate broker at Thomas Ramon Realty at Palmer House Properties. His firm specializes in Midtown condos at prices ranging from $80,000 to more than $600,000.
See on news.investors.com

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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