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5 Mistakes Homeowners Make Which Affect Value

January 19, 2021 by Thom Abbott

Whether you have lived in your home for 3 years, or even 30 years, there are choices you can make during that time that will affect the future value of your home. Let’s take a look at 5 Mistakes Homeowners Make Which Affect Value.

Curb Appeal

Homeowner Values What’s that phrase…”you only get one chance to make a first impression?” Nothing could be more true when it comes to selling your home. (This is not quite as important when selling a condo, but I’ll give you some suggestions there too!) 

When a potential buyer drives by, or comes with their real estate agent, the first thing they are going to see is how your home looks from the street. And this is what they will see online if they saw your home there first. If your landscape lacks some luster, then spruce it up. Seasonal plantings for Spring, Summer or Fall/Winter make a great impression. If you have any landscape beds, a fresh layer of mulch or pinestraw is a night and day difference in how things look. If your lawn is older, it may have some weeds…or lots of weeds. Starting a weed control program now, could actually make your lawn look worse. A tip here is to keep it mowed really sort. Face it, weeds grow way faster than any grass, but if kept mowed short, don’t show as much. 

Any shrubbery you have should be trimmed, and trimmed away from the house, if necessary. Think how you look and feel after a haircut or a visit to the beauty salon! Well, your landscape will look and feel the same way. 

Curb appeal extends up to the exterior of the home as well. If you have peeling paint, it lends to an air of “this home has been neglected.” Fresh paint (both inside and out) go a long way to making your home look better. 

Condominium Curb Appeal

In a condominium, first impressions are usually found in the lobby area where the buyers will first arrive. This is pretty much out of your control, but one thing you can do is make sure you visit personally with any Concierge staff that may be working when your condo can be shown. They appreciate your conversation, and they DO make a difference on how a buyer can feel about a building. The only other thing you may be able to focus on is the hallway in front of your condo and your front door. If you have any damage to your door, work with your HOA and property management to get it repaired/replaced. If your hallway is not very clean due to lack of a housekeeping staff…you might be wise to grab your own vacuum and hit the carpet! Does this sound like crazy? Maybe, but remember that Buyer is going to be walking from the elevator to your door and what they see…well….

Deferred Maintenance

How to Improve your Home ValueThe curb appeal we just talked about falls into the category as well. If you have not maintained the landscape around your home, a potential buyer will be looking at the costs (and work if they do it themselves) to make the home look better. 

If you’ve had a water leak in the past, but did not have the damage repaired, this needs to be a priority. You still need to disclose this information on your Seller’s Property Disclosure Statement, but you don’t want it to be obvious. You want a repair that makes it look like it never happened. 

A dripping faucet…a cracked switch plate cover, severely scratched hardwood floors, broken window blinds, burned out lights or inoperable lights or ceiling fans…all these things will go a long way towards a better looking home. 

If you driveway is severely cracked from tree roots, you might want to consider a new driveway. This is no small expense, but will help you with the value of your home as well as the aforementioned curb appeal. (don’t forget to pressure wash it too!)

There are two sides to having a pre-listing inspection done on your home. First, it will help you identify things you can fix to keep a future report cleaner. It can also identify things you now need to disclose to a potential buyer because you now know about them. (Think mold or dampness in a basement or crawl space) But this inspection can really give you a detailed “to-do” list to have your home in the best shape possible. It also can help you with future negotiations as you know what a buyer may find when they have their home inspection done.

Over Improved Or Trendy

We’ve put two of our 5 Mistakes Homeowners Make Which Affect Value together here, because they can be one in the same. 

Valuable Renovations for HomeownersAs you make improvements or renovations to your home, you should take personal taste and a future sale into consideration. Personal example…in my last condo, we had black subway tile backsplash in the kitchen. I knew it could look so cool with a blue or even a red tile. A personal taste that a future Buyer would not like at all. And they would look at that as an immediate expense they would incur to make that change. We are not saying don’t make your home or condominium a place you can’t enjoy, but keep design ideas in mind that will help in the future. Of course, if you remodeled a kitchen 15 or 20 years ago, it’s probably going to show it’s age both in wear and design styles by now.

If you go “over the top” on a kitchen or bathroom renovation, because it is what you want, just bear in mind that it may be more than your neighborhood or building can justify in value, and you may not get all of your money back out of the over-improvement. 

Painting can be the same. ( I recently saw a listing where almost every room had some kind of mural painted on the walls. They were amazing in detail…but certainly not for everyone.) So if you are selling your home and you have not painted the interior in a long time, and have some bright, or “off” colors in rooms, now is the time to make it neutral. A buyer can live with that builder gray for a lot longer than they can that bright yellow room your kids loved. 

Make your home….your home…but think long term how the changes you are making could make the sale of your home more challenging. 

As-Is

5 Mistakes in Homeowner valueThis marketing choice can send various messages. “We know our house has issues and we are not going to deal with them.” We have seen the phrase on listings, “As-is, with right to inspect.” What this means is you can have an inspection done on the home as part of your due diligence period, but we are not going to make any repairs or concessions. Sometimes this can be the best way if you are selling an estate property you inherited. You don’t want to take time to address deferred maintenance or other issues. 

But if you choose this route, you may want to consider your listing price. Using round numbers, if you know homes in your neighborhood are selling for $300,000 that have been updated and well cared for, you may want to price your home $10-30,000 less than that price point. Again, this is all determined by what needs to be done and the condition of the home. (Kitchen and baths are original, old carpet, wallpaper, etc.)

It goes back to your goal with the sale of the home. If you just want to get it sold, or if you want to maximize the return on the sale, this will determine if “as-is” is the way to sell your home. 

And hiring the right Realtor is an important consideration. Just because you have a friend that is a real estate agent, they may not be familiar with your neighborhood or type of home (think condominium vs. single family home). 

Closing Thoughts!

When a Buyer is looking at your home, they will take many things into consideration, and many of them will be very personal in nature. After all, buying and selling a home is not only a big financial decision, but an emotional one as well. 

A garage, or lack thereof, could be a deal breaker. But a buyer will look at a kitchen and bath remodel and think, “I love this kitchen (or bathroom)” or they can think “Oh these kitchen cabinets and flooring have to go!” 

Filed Under: Atlanta Real Estate For Sale Or Rent, Blog, Buyers, Real Estate Tips, Sellers Tagged With: Buyers, Intown Atlanta Real Estate Buyers Guide, real estate FAQ, Seller Tips, Sellers

2020 Forecast Shows Continued Home Price Appreciation

December 26, 2019 by Thom Abbott

2020 Forecast Shows Continued Home Price Appreciation

2020 Forecast Shows Continued Home Price Appreciation | MyKCM

Questions continue to rise around where home prices will head in 2020. The latest forecast from CoreLogic shows continued appreciation at 5.4% over the next year:2020 Forecast Shows Continued Home Price Appreciation | MyKCMAdditionally, ARCH Mortgage Insurance Company in their current Housing and Mortgage Market Review revealed their latest ARCH Risk Index, which estimates the probability of home prices being lower in two years. Based on the most recent results, 32 of the 50 U.S. states (plus D.C.) had a minimal probability of lowering by 2021.2020 Forecast Shows Continued Home Price Appreciation | MyKCM

Bottom Line

Experts forecast home price appreciation to continue at a moderate rate as we move through 2020 and beyond. With appreciation growing, let’s get together and plan for your next move.

Filed Under: Atlanta Relocation, Blog, Buyers, Random Topics, Real Estate Tips Tagged With: atlanta relocation, Buyers, Intown Atlanta Real Estate Buyers Guide, Seller Tips, Sellers

How Much Do You Know About Down Payments?

August 11, 2019 by Thom Abbott

How Much Do You Know About Down Payments?

How Much Do You Know About Down Payments? | MyKCM

Whether you’ve owned a home before, or you’re ready to jump into homeownership for the first time, there are always a lot of questions swirling around about what is truly required for a down payment, and how to best source down payment assistance. Let’s tackle these two today.

1. How much do you really need for a down payment?

There is a long-standing misconception about down payment requirements. A survey from Fannie Mae shows only 17% of consumers know the minimum options are actually between 1 – 5% of the purchase price and 40% don’t know how much they need at all.How Much Do You Know About Down Payments? | MyKCMThere are many mortgage loans available that require as little as 3% down for first-time buyers, and some ask for only 3.5% down from repeat buyers. There are even loans available for Veterans that provide 0% down payment options too.

We’ve mentioned recently that you don’t need to come up with a 20% down payment to buy, and we’ve also shared how quickly you can save for a 3% or 10% down payment, depending on where you live. If you’re planning to put down just 3%, the research shows it may be possible in most states to have enough saved for a down payment in less than a year. That puts homeownership in a much closer reach for many potential buyers, maybe even you!

2. How can I get help with my down payment?

Regardless of the loans available, many buyers still need assistance with a down payment. The great news is, there are a lot of ways to tap into down payment assistance options. Here are just a couple of them:

Assistance from Family Members

The National Association of Realtors (NAR) said, “a third of recent first-time buyers received down payment assistance from family members.” They also mentioned, “the average net worth of those aged 75 and over stands at $264,800…They just might offer the boost the next generation needs to become homeowners.”

That means one of the ways to find help with a down payment is to accept a gift from a family member. If this is an option for you, make sure you talk to your loan officer before you accept the money, to ensure you document the process the way it is required by your loan. This way, it will be received properly and you can still potentially qualify.

Down Payment Assistance Programs

The reality is, not everyone has a loved one or a family member who can provide help with a down payment. There are, however, more than 2,500 down payment assistance programs available (by local areas like city, county, or neighborhood), and some of them are even specifically for first-time buyers.

The gap, as mentioned in the same survey, is “only 23% of consumers are familiar with low down payment programs.”

That’s why it is so important to get familiar with these options by doing your homework before you plan to buy a home. Determine what is available in the area where you ultimately want to live, so you have all the details you need to take advantage of the down payment assistance option that is best for your family.

Bottom Line

If buying a home is one of your long-term goals, you may be able to get there sooner than you think by tapping into one of the many down payment assistance programs available.

Learn more about the home buying process by reviewing the articles in our Real Estate Buyers Guide.

Filed Under: Blog, Buyers, Real Estate Tips Tagged With: Buyers, Intown Atlanta Real Estate Buyers Guide, So You Know

What Is Mortgage Insurance?

May 6, 2019 by Thom Abbott

PMI and Why I Have it On my MortgageAs you look to purchase your new home, you are going to see one of the costs of borrowing money will be mortgage insurance, or private mortgage insurance (PMI) Most likely, this will occur due to your amount of down payment and the interest rate on your mortgage. Let’s take a look.

Benefits of Mortgage Insurance

  • Flexible premium payment options (your lender may have numerous options available)
  • Premium Payments are temporary – PMI can be cancelled once your home reaches an 80% loan to value ratio
  • Ability to buy your home sooner with as little as 3% down payment (this will depend on other factors)

FAQ’s about Mortgage Insurance

How much does PM cost?

The amount will vary based on your loan terms. You need less PMI with 15% down payment than you do with a 3% down payment. And it depends on the type of mortgage and other factors. Your TEAM Lender can provide you with specific payment amounts. 

Won’t PMI Increase my mortgage payment?

While there is an added cost to PMI, it’s a small percentage of your overall mortgage payment. Most of it will be determined by your interest rate, and the loan amount.

Do I pay PMI for the entire time I have a Mortgage?

Thankfully, no! YOu can request to have PMI removed from your mortgage when your loan balance hits 80% of your original appraised value. Additionally, the FHPA (Federal Homeowners Protection Act) requires that mortgage insurance be automatically cancelled when your balance reaches 78%. This law may or may not apply to your mortgage….and you will want to discuss this with your lender. 

At your closing (we like to call it a Celebration!) your lender must provide you with information about the mortgage insurance on the loan, and the conditions when you can cancel it. Furthermore, each year after you close, your lender must send you a reminder about PMI and that you can make that cancellation request once the conditions have been met. 

Why do Lenders need Protection?

One need not look any further than the housing crash for this answer! But, to be more specific, it protects your mortgage company or bank if you are unable to continue making mortgage payments. 

Studies have shown that homeowners with less than 20% invested in a home are more likely to default. It makes a loan with a lower down payment a higher risk. This should not be read that ALL home buyers with less than 20% are going to be a problem!! But you know how statistics work……not always in your favor. And you should not let this deter you from buying a home. MANY buyers buy with less than 20% as a down payment. 

How Do I Pay PMI?

It is usually a part of your monthly payment, but can be paid in a single premium and financed as part of your mortgage. Again, your TEAM Lender can answer these questions, based on your specific situation. 

The Consumer Financial Protection Bureau has more information about Mortgage Insurance HERE.

And one of our TEAM Lenders, Movement Mortgage has a great article HERE.

Every Buyer and their situation, and every mortgage can be different. This is why we strongly encourage you to meet with a lender early on in your home search process to know what your specific situation is. Your lender can look at numerous options for you, and even suggest ways to lower these amounts. 

We always say that it is OUR job to help you find the right home at the best possible price and terms, but it is your LENDER that helps you pay for it. 

Filed Under: Blog, Buyers, Random Topics, Real Estate Tips Tagged With: Buyers, Intown Atlanta Real Estate Buyers Guide, mortgage, real estate FAQ

Citizens For Progressive Transit November 2018 Newsletter

November 27, 2018 by Thom Abbott

Citizens for Progressive TransitA world-class city needs world-class transit. And let’s face it, a rail system that runs the limited places it does like MARTA, does not a world-class city make. 

Citizens For Progressive Transit

Most can agree that is one of the major reasons that the recent hunt to land the Amazon’s HQ2 did not end up in Atlanta. Our transit just doesn’t take you many places. But what we DO have makes one want to consider where they live to have access to the MARTA. Cities we cover like Doraville, Chamblee, Brookhaven, Buckhead and Midtown all have transit stations.

We always read, and like to share the Citizens for Progressive Transit newsletter to our readers and website visitors. It has some great information. 

The November, 2018 issue goes further into the new ATL regional transit authority. All 16 Board Members are in place, but the face a complicated task…for sure. Coordinating a transit system between some 13 counties in the Metro Atlanta region. That is just plain…YIKES!

How many non-MARTA counties will pass a sales tax required to participate in the plan? (After my 45 minute ride to Midtown this morning in bumper-to-bumper traffic starting BEFORE Clairmont Road…you’d think all of them, right?) But I’m going to guess there will be some that say No to Rail. And one can’t say how sad that really sounds. 

Here is a link to the November, 2018 issue of Citizens For Progressive Transit Newsletter. 

Filed Under: Atlanta Relocation, Blog, Interesting Stories, Random Topics Tagged With: atlanta relocation, Intown Atlanta Real Estate Buyers Guide, So You Know

16 Questions to Ask When Buying a Condo

September 8, 2018 by Thom Abbott

Questions to Ask When Buying a CondoBuying a condominium can be much different than buying a single family home. Yes, you might buy in a neighborhood that has a homeowners association, so some of these questions would then apply. But I wanted to give you 16 Questions to Ask When Buying a Condo.

What’s the Condition of the specific condo as well as the overall building?

The particular condo you are looking at may be in great condition…or not. Keep that in mind when looking at the price, and any renovations you feel you may have to make. One example is hardwood floors. Many of them are likely not able to be refinished and you have have to install all new flooring. You’d want to do this before you move in. 

Also look at the condition of the building, and common areas in general. Have they been recently refurbished/renovated? Do you see any cleaning people present when you are looking at the building? How does it smell….fresh and clean or some odors present? 

How Many Homes are For Sale?

Sometimes, this could be a sign of a problem in the building if there are a large number of homes for sale. But that is not always the case. Everyone moves and for different reasons. And it might be that many owners now have the equity to make a move up, or could have a job transfer or other life-changing situation that has them selling. We can help you look at the homes for sale, and determine what, if anything may be happening in a building. 

Are Rentals Allowed?

A majority of all condominium buildings (at least in the Metro Atlanta area) have leasing restrictions. While 25% of the building may be a norm for units that can be leased, we have seen lower amounts and some buildings that to not allow any leasing of the units….period.  This is something to certainly keep in mind. What is you had a sudden need to move for a job, but were planning to return to your condo in a year? This is often referred to as a “hardship” and some buildings will grant you a 1 year hardship leasing permit. But if no rentals are allowed, this will not be possible. 

Once you purchase, you need to place your name on the Rental Permit List. This process may be different for each building. Once on the list, you have to wait for your name to come up to the top of the list. This can take anywhere from 3-5 years, depending on the building and how they manage the process. Don’t think you are going to be buying a condo and living their for a year, and then renting it out. Or better yet, buying it as an investment from the start, and renting it out. That would be a big NO-NO! Now, that said, there are some buildings that have NO rental restrictions or have transferrable leasing permits. If this is something you want, or need, we can help you find these buildings. Keep in mind, if there are to many rentals, this can impact your ability to get a mortgage to purchase. (See Reserves, Deliquencies and Assessments below!)

16 Questions to Ask When you Buy a CondoWhat are the HOA Fees Per Month?

When living in a condominium building, you pay a monthly HOA fee. What is that for? Well that too, can vary based on the building and how they are structured. Older buildings might include many of the utilities, whereas newer construction now sub-meters (or bills) for all utilities like water, sewer and electricity. Some buildings will include high speed Internet in the HOA fee, and others you have to get this from a 3rd party vendor. Learn more about How Much are the Utilities in a Condo   or learn more about The Community Association Disclosure and what it will tell you about the condo fees and what is included with them. 

How Much Money does the HOA have in Reserves?

This is a question for both you, and your lender. Reserves are the monies that the HOA has put aside for future emergencies, or for future repairs/upgrades to the building. If the Association has NOT been putting enough in reserves, and any major projects like common area renovations or such have not been done, there could be a challenge to complete these in the future. Their could be an increase in the monthly HOA fee to cover the payments on a loan, as an example, or the HOA would need to pass a special assessment to cover the costs. These are not always for cosmetic things, but can be for more serious issues. We have seen several buildings with roof issues and they have had to pass special assessments to cover the cost of the repair. 

Board Meeting Minutes

While we always request the last 6 months of Board Meeting Minutes, they will not always give you an eye into the nature of the Board, or  how they manage things. Often times, issues are handled in an Executive Session (meaning it deals with a specific resident, so not public knowledge) so you don’t really know how the Board handled a situation. But they are still worth seeing to know what is being discussed or proposed within the building. 

Lawsuits?

Both you and your lender will want to know this as well. If there is pending litigation, some lenders will not want to loan on a building. Or there could be the concern that when a settlement is reached, the costs may have to be paid by you! 

Questions to ask when buying a condoInsurance

All HOA’s will have a Master Policy for insurance. This covers the building and major systems. You will need to have a your own policy to cover the contents of your condominium and your personal items. If you have done extensive changes to a condo, these may not be covered by the building master policy and you will need to have them covered in your own policy. Your insurance company will ask for a copy of the Master Policy and can help you determine the right coverage for you. 

HOA Delinquencies

Owners can fall on hard times. And when they do, they may stop making their HOA payments. This will vary widely between buildings — based on the kind of building. For example, when you live in a high-rise building, all the common areas, and most likely your parking space, are Limited Common Elements to which you have access through. But when you don’t pay your HOA fees, the HOA can restrict your access to these. Yes, you won’t be able to get to your parking space! You can ride the elevator (you can’t be denied access to your home) but you may not be able to go to the gym or the pool area! 

The concern here for you (and again, your Lender) is if there are to many delinquencies, the lender most likely will not issue a mortgage on the building. We are in the marketplace for most of the condominium buildings and know if this might be an issue. 

Special Assessments Pending or being Talked About?

In the Community Association Disclosure we mentioned above, it must be disclosed by the Seller if there are any Pending, or proposed Special Assessments with the HOA. And even if there is not on pending, we request a copy of the HOA minutes for the past 6 months for our Buyers. Here, we may find items on the agenda that could be happening in the future, and might involve a Special Assessment. Not always, but sometimes we find this information. But, if the HOA is considering a Special Assessment, be it for a needed repair (roof) or upgrades ( renovations to hallways and/or common areas) this needs to be disclosed by the Seller. If there IS a Special Assessment pending, this can be yet another red flag for a lender and could put your loan in jeopardy. 

The Neighborhood! 

Yes, even when you are buying a condominium, you want to look at the neighborhood where the building is. What’s going on during the daytime? Nighttime? Are there things to do/walk to close to the building? It might be a beautiful building, but you may not like the location. There are condo buildings where you have to still drive to get to restaurants or shopping. 

Is there access to transit (In Atlanta, that would be MARTA) or easy access to a major freeway for commuting? Is there any construction in the area that may be ongoing for many months that could have a short term impact on your quality of life? (It can be noisy during the day while a neighboring building is being built, but keep in mind that will not be going on forever.)

Parking For You and Parking For Guests

You never want to make an assumption about the availability of parking…..there are two bedroom condos with 1 parking space. (The construction “norm” has been 1 parking space per bedroom) And guest parking may be available on a limited basis. It may be free. It may cost. Or it may not be available AT ALL! If you think you are goin to be having guests that will be driving and need a place to park, this is something to look at. There are some Midtown Atlanta condo buildings that have NO guest parking available! Sad that was ever approved, but that’s what happened. 

Storage Space Available?

Some condominium buildings have been built with additional storage spaces/rooms available. These are almost always for purchase. If you were lucky to buy one when the building was new, they are an asset to you! However, when it comes time to sell your condo, you will need to get the money for that space outside of the purchase of the condo. Lenders don’t consider storage spaces as value if they have the option to be sold separately. If the storage unit is permanently assigned to the condo, and cannot be sold, then there is added value there. If no storage space in the building, there are numerous storage facilities in Midtown and other communities where you can put your “stuff.”

16 Questions to Ask about a condoHOA Management

While most condominium buildings are professionally managed by a management company (with direction from the HOA Board of Directors) you will find some smaller buildings that can be self-managed. Meaning the HOA is run by the residents and the Board is responsible for all aspects of running the community. Like collecting dues, etc. Just something to look at when you look at a condo building. 

Who Do I Complain To?

This is not an easy question to address. You would almost have to meet someone that lives in the building you are considering and ask them how things are handled. There are rules and regulations that residents must abide by, but enforcement can be a dicey issue, depending on what the situation is. 

16 Questions to Ask When Buying a Condo.

This is a great list to keep handy when you are shopping for a condominium. 

Filed Under: Blog, Buyers, Condominiums of Buckhead, Condominiums of Midtown, Condominiums of Perimeter Tagged With: Atlanta Condominiums, Buyers, Intown Atlanta Real Estate Buyers Guide, So You Know

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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

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