Atlanta Condos For Sale

Baby Boomers are Not Moving

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Baby boomers Not movingWere you born between 1946 and 1964? Then you are a Baby Boomer and Baby Boomers are Not Moving! 

What does that mean? In an article that appeared in Housingwire, and according to the Chicago Tribune, these Baby Boomers are a stick in the spokes of the homeowner cycle. And that clog equals some 1.6 million homes that are NOT coming on the market because they have chosen to “age in place” vs. selling and moving to a retirement community or some other community. As a result, these homes are not coming to market for those first time home buyers that are currently looking in the market. It is a form of housing gridlock if you will. 

Baby Boomers Not Moving

In January, Chase released a study which found that 76% of Baby Boomers own their own homes.  Some 66% of those homeowners think that home values will soon rise and an even greater 88% of them have renovation plans within the next 3 years!  And while Baby Boomers think their home is “just right,” a Millennial might look at an older home as a place to throw money as systems, and more, need updating.

Consider Resale When Remodeling 

And as the Boomers make changes to their home, the need to keep resale in mind for the future. You can affect the market appeal of your home with weird changes you make make, to fit your lifestyle. You may be looking at “undoing” some of those changes when you do look to place your home on the market. That wheelchair ramp from the carport, or a retro-fitted bathroom with grab bars may not be quite what today’s buyer is looking for! But hey….if you have historic details…be sure to keep them and not remove! Millennials will get into history and such and overlook the functional issues a home may have. 

But you also have to think long term in the upkeep and if you can afford it…or afford someone to clean house and mow the lawn. Sure, you might enjoy it when you are 55, but when you are 65, or even 70 it could be a real challenge. At least at the homes where you have a large yard to take care of, or lots of space to air condition that you don’t really need…or can’t physically take care of.

If you have been thinking about “aging in place” or maybe downsizing to a smaller home or even a condominium, why not give us a call and we’d be happy to sit down with you and talk about some of your options. 

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Where Are The Photos On My Listing?

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Why Are there no Photos on my ListingThe main reason you hired me (or any real estate agent if you happened to find this article) is to Sell. Your. Home. Right? So you look on a major website and your first question is ….. Where Are The Photos On My Listing?

In marketing your home, it is my job, is to get as many people as I can to “see” your home, certainly by an actual showing on your home with a Buyers’ Agent  to see your home in person. But, there is another critical part of marketing your home…..know what that is?

It’s the photos! 

When we enter your listing into the  Multiple Listing Service (MLS) within 15 minutes, (sometimes less, and sometimes longer), your listing will be seen virtually around the world! Technology….absolutely fabulous, right?  Imagine that a home buyer in Seattle, Washington, looking to relocate to Atlanta, can be on any number of websites, and ..BAM! There is your listing. 

 

Where Are My Listing PhotosAnd before they even begin to read the description, they see ……THIS!

And THAT is the only photo on your listing for not ONE, not TWO, not THREE but FOUR days! Imagine your home is being marketed…..sort of? How is that Seattle buyer going to know if your home is “the one” when they can see nothing!!!!

FOUR DAYS of critical marketing time, that is sort of lost! Sure, a Buyer might remember to come back and look at this…. Or they may find “the one” on the next listing. And with homes going Under Contract in many parts of the Atlanta area in 24-48 HOURS, you are not going to be one of those. 

Even as an AGENT, I rely on the photos to determine if a particular home may meet my Buyers wants and needs. And I try to preview much of the homes and condos that I show. But if there are no listing photos for ME to look at, should  I spend  extra time going to see this home/condo, since I really don’t know what it looks like? Or, did you, Mr/Mrs. Seller just lose a potential showing on your home? 

Where are the photos on my listingOne of my key marketing strategies I review with all my Sellers is that, “You don’t get 50% marketing with me!” We advise our clients, that until we have your photography back from our photographer, your listing will not be entered. When your listing goes live, the photos are immediately entered after that. We want those photos on your listing before that 15 minutes mentioned above ever even passes. Now, it can take us longer as we do all the descriptions  to each photo. And if there are 25-40 photos, that can take some extra time. And you want us to spend that extra time to get that description right. Again, that’s what that buyer in Seattle will be looking at, and reading! 

Once you have completed preparing your home/condo for sale by decluttering, or if vacant, staging the home, we then have the photography done. Depending on scheduling, we hire a photographer or if  there are scheduling issues, we do it ourselves. (Hey, I’m a marketing professional…I’m good at what I do!) When I have those photos available, your listing is entered into the MLS. And not a moment before. Maybe another real estate professional says you need to be on the MLS immediately….I’ll agree to disagree strongly with that! 

So when you are talking with any real estate professional, you should ask/know how they do critical parts of their business (managing your listing) that will have a direct impact on your sale! 

For More Information about marketing your Atlanta home or Condo, please contact us! We’d be happy to discuss our Marketing Plans and how we will do the best for you! 

Midtown Atlanta 2018 Year End Real Estate Market Report

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Midtown Atlanta Real Estate Year End 2018 Market ReportMidtown Atlanta is most often referred to as the most walkable neighborhood in all of the Metro Atlanta area. And that certainly is true. Step out the door of your home or condominium, and lots and lots of restaurants, some shopping, two MARTA transit stations, theater and art museums are all within walking distance. Not to mention the numerous festivals that happen each year in Midtown Atlanta’s “backyard” ….  Piedmont Park. 

A majority of the living options in Midtown Atlanta consist of condominiums and apartments. The area known as Historic Midtown is the only area with single family homes. 

For the purpose of this report, we tried to outline what is considered Midtown in the MLS, as indicate in the photo on the right. 

Midtown Atlanta 2018 Year End Real Estate Market Report

Disclaimer: As we do this “15,000 ft overview” of the Midtown Atlanta market, we attempted to keep the search as indicate in the map above. So places like Ansley Park or Atlantic Station are NOT represented in this report. 

Single Family Homes

Single family homes in Midtown Atlanta, are found in what is referred to as Historic Midtown, and area primarily defined by 10th Street, Monroe Drive, North Avenue and Piedmont Avenue. 

There were 25 homes that sold in 2018, ranging in price from $500,000 to $1,680,000.  CLICK HERE to see the report.

Condominiums/Townhomes

2018 Midtown Atlanta Real Estate Market ReportMidtown Atlanta is best known for condominium living. And the choices range for converted homes with only 4 units to major high-rise buildings with 400 homes! And as you can see in this 2018 Year End Report, there is a range of prices! There were a total of 667 sales in the area for 2018!

86 condominiums sold between $500,000 and above.  This accounted for about 13 percent of the market

78 homes sold between $400,000 and $500,000 or about 12 percent of the market. 

160 homes sold between $300,000 and $400,000, about 24 percent of the market.

343 homes, or 51% of the Midtown Atlanta condo market sold for less than $300,000. 

82 condos sold for less than $200,000 or about 12 percent of the total sales.

CLICK HERE to see the Complete 2018 Market Report — $500,000 Plus

CLICK HERE to see the Complete 2018 Market Report — $400,000 — $500,000

$300,000 — $400,000  CLICK HERE

$300,000 or less  CLICK HERE

What’s The Real Estate Market Like In Midtown Atlanta?

Midtown Atlanta’s real estate market is still moving strong in 2019. However, we are starting to see some homes remain on the market longer and not the past frenzy of offers (and sometimes multiple offers) within a day of going on the market. 2019 will also see the values moderate. This is a GOOD THING, AND NOT A SIGN OF ANY TROUBLE! A real estate market cannot continue at 6% or more appreciation each year. If that were to happen, Midtown Atlanta, or ANY area of Atlanta could quickly become unaffordable to many people. So we look forward to continued price and value appreciation, but just not as dramatic as we have seen in the past few years. 

If you are looking to Buy or Sell a home in Midtown Atlanta, MyMidtownMojo.com can help! 

Selling? Do you want to sell your Midtown Atlanta 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 Midtown Atlanta home, condo or townhome? We can set up specific searches for you based on price, community 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 [email protected] House Properties at 770.713.1505 or [email protected] for all your Midtown Atlanta real estate needs!

Buckhead 2018 Year End Real Estate Market Report

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The Buckhead area of Atlanta is usually associated with the “mega-mansions” of places like Tuxedo Park or West Paces Ferry Road, where you find the Governor’s Mansion. For the purpose of this overall Buckhead 2018 Year End Real Estate Market Report, we will just focus on the primary zip code of 30305. Yes, there are parts of 30309, also referred to as Brookwood that could be considered Buckhead as well. But this “snapshot” will give you an idea of the home sales in 2018. You can find more information about Buckhead here. 

Buckhead 2018 Year End Real Estate Market Report

Disclaimer: As we do this “15,000 ft overview” of the Buckhead market, there are certainly other homes/neighborhoods that could qualify to be part of Buckhead. But these numbers are from FMLS and Zip Code 30305.

Single Family Homes

Buckhead 2018 Year End Real Estate Market Report
Photo Courtesy of Harry Norman Realtors

We had to break down the single family homes into three categories, just like we did with our Brookhaven, GA Real Estate Market Report. So we will look at homes sold over $1m, homes sold $500,000 – $999,000 and finally homes sold for less than $500,000. 

Over $1 Million — There were 104 homes sold, ranging from a high of $4.975M in Tuxedo Park to $1M in Haynes Manor on Peachtree Battle Avenue. 

$500,000 – $999,000 —  This price range had the highest number of home sales, at 160 homes sold. They ranged from a high of $985,000 in Peachtree Park to $500,000 in Peachtree Hills. 

$500,000 or less —  As you might expect for Buckhead, there were not many homes sales less than $500,000! Lucky Number 13 to be exact…ranging from a high of $490,000 to a low of $429,900 in Peachtree Hills. 

Buckhead, as we mentioned earlier, is known for the mega-mansions along West Paces Ferry, as well as being home to Lenox Mall, Phipps Plaza, the former Ritz Carlton Buckhead and the Buckhead Atlanta shopping area on Pharr Road. 

To see the Complete 2018 Market Report CLICK HERE — $1 Million Plus

To see the Complete 2018 Market Report CLICK HERE — $500,000 – $999,000

To see the Complete 2018 Market Report CLICK HERE — $500,000 or less

Condominiums/Townhomes

Buckhead Condo Real Estate Market ReportBuckhead is also known for its pricey condominiums and townhomes! There were 471 sales in 2018, ranging from $3,700,000 at The St. Regis down to a low of $81,000 at Slaton Manor. How’s THAT for a price range of homes….Wow! Of those 471, an amazing number of 365 homes sold under $500,000. 

CLICK HERE to see the Complete 2018 Market Report — $500,000 Plus

CLICK HERE to see the Complete 2018 Market Report — $500,000 or less (it’s a big one!)

What’s The Real Estate Market Like In Buckhead?

Buckhead is somewhat of a unique part of the real estate landscape of Atlanta. It’s the place where the mansions are….the shopping and some pretty awesome restaurants. The area is seeing its share of new apartment buildings (think Icon Buckhead next to the Waldorf-Astoria) and upcoming changes to Phipps Plaza as they add a hotel and other amenities. The fact that there were 365 condo sales under $500,000, and there were many that were in the $200-300,000 range make it still affordable for many. 

If you are looking to Buy or Sell a home in Buckhead, MyMidtownMojo.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, condo or townhome? We can set up specific searches for you based on price, community 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 [email protected] House Properties at 770.713.1505 or [email protected] for all your Buckhead real estate needs!

Atlanta Real Estate Market Brief — February 2019

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The Atlanta REALTORS® Association has released their Atlanta Real Estate Market Brief — February 2019. 

This market brief examines sales and prices in an 11-county area consisting of Cherokee, Clayton, Cobb, DeKalb, Douglas, Forsyth, Fulton, Gwinnett, Fayette, Henry and Paulding Counties. ( So take note…this is a really, really BROAD look at the real estate market in Metro Atlanta!)

Atlanta Real Estate Market Report

Overall residential sales were at 3,464 which is a decrease of 7.4% from the previous year. When you look at price (both average and median) you see they continue to gain traction and are ahead of 2018 numbers. The median sales price in February was $264,000, an increase of 5.6% from February, 2018. The average Sales Price was up by 5.3% to $319,000.

Atlanta Real Estate Market Report February 2019

 

What’s The Atlanta Inventory Like?

Inventory increased by 15.7% from February, 2018 with 12,806 active listings. (Remember those MetroBrokers digital signs back in the day that had 80,000, 90,000 and even 100,000 homes For Sale? Shreeeeek!) New listings were up by 15.4% from February, 2018. The month’s supply over a 12-month period decreased to 2.6 months. 

Is This A Normal Real Estate Market?

A normal real estate market has 6 months of inventory. Less than 6 months (as indicated above) is a Seller’s market, and more than 6 months is a Buyer’s market. More inventory means buyers can probably get the Seller to negotiate more on price or other concessions. In a Seller’s market, we find homes selling for list price, and even above list price. 

My word of caution in a report as broad as this…..real estate is all about location, location, location. These average sales numbers are just that… an average and what you may see in your neighborhood, city or specific condominium building may vastly differ from these numbers. This is why it’s always best to get a real estate professional to give you a market picture for your home and neighborhood/building. 

If you have questions about the value of your home, give us a call, or just fill out the form below and we will be in touch with you! 

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Your Moving Check List

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Moving Check ListAwesome! We have your home Under Contract, and moving day is just around the corner! SHREEK!!!!! You need a Moving Check List to get it all in order!

What do I do with all this stuff? How are we going to move it all? Change of address cards? ALL of these things come into play, and quite frankly, it can be a bit overwhelming! I’ve moved some 17 times in my life, and 5 of those were corporate relocations, and the rest were “do-it-yourself” moves, be they between apartments or even cities. And while I have not moved in many years, I can still remember the stress like it happened yesterday. 

Your Moving Check List

It’s a big deal selling your home, and it’s no small matter to prepare to move. At Palmer House Properties and MyMidtownMojo, we know that moving takes time and energy, but there are ways to make it go as smoothly as possible. Here are some tips as you anticipate and prepare for your move. Keep in mind, if you are doing a corporate relocation, the actual packing may not be a worry as the moving company will do that for you! I know what that is like…and it’s sweet!

 

30 to 15 Days Before Moving

  • Sell or give anything away you won’t move. Maybe plan a garage sale, or donate items to charity.
  • Call several movers for estimates.
  • Consider insurance on movables.
  • Gather and store dental, medical and pet’s veterinary records.
  • Start alerting friends and companies that mail to you.
  • Contact children’s school and have transcripts forwarded to new school.
  • Go online and complete a change of address with the USPS.
  • For tax purposes (if you qualify for moving deductions), keep a record of all moving expenses and keep receipts of any items you donate to charity.
  • Arrange for disconnection of utilities and re-connection at new location.

 

Your Moving Check List14 Days Before Moving

  • Pack one room at a time and label all boxes as to what’s in them and the room in your new house they should go to. Label furniture as to the room it should go to. (Unless you are doing a corporate move or have hired a moving company. And if you are paying movers, you may have to pack, and they just load and unload, so this timetable could be changed!)
  • Make sure you return items you’ve borrowed from library and friends.
  • Resign memberships to clubs.
  • Arrange the cancellation of newspaper and other home deliveries.
  • Ask bank to release safe deposit box and transfer account to new bank.
  • Arrange for cash, traveler’s checks, or certified checks. (Movers usually require cash or certified check.)
  • Drain gas from your lawn mower, and properly dispose of flammable items and other materials that should not be put in the trash.
  • Arrange to have your phone disconnected.
  • Transfer your homeowners insurance so you will be covered at your new home.

Day Before Moving

  • Pack a suitcase you can live out of, if necessary, for the first few days at your new home.
  • Empty and defrost refrigerator and freezer and let them air dry for a day. Deodorize large appliances with baking soda or coffee.
  • Remember to leave the keys (and remote controls, such as for the garage) to your old property with your real estate agent.
  • Label your most important boxes, so you know what to open first.

Moving Day

  • Make sure mover is properly informed of your new address.
  • Make sure you have payment ready before van is unloaded at new address.
  • Confirm arrival date and time.
  • Before you leave, check every room, closets and the attic a final time.
  • Check locks on doors and windows.

Hopefully this list will help you get through all the details and stress of moving! Please know, we are here to help you with any of the “moving parts” (no pun intended!) and get you to your new home, or out of the home we helped sell for you! 

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