Atlanta Condos For Sale

Do You Look at Your OWN For Sale Listing?

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That seems like a pretty obvious question, right? But do you?

Do You Look at Your OWN Listing?

bad listing picturesYou are selling the single biggest asset you own. (Most likely anyways!)

You did your homework, and found agents on-line. Or maybe it was a recommendation from someone in the office. Or your gym. Nothing wrong with a referral if your friend was happy with them, right?

You (hopefully) met with at least a couple of them before you made your decision. The presented you a marketing plan, showed you some of their past sales and you said “Let’s Do This!”

But once you’ve signed your Listing Agreement, and the marketing of your home or condo begins, how much do you follow up on what your agent is doing? Or supposed to be doing?

The primary place your home or condo will be marketed is….well….where you are right this very moment. On the Internet. On your laptop, phone or tablet. This is most likely where it will be seen first. So, have you looked at your own listing to SEE how it is being marketed?

Many agents hire professional photographers to do the photographs for listings, and many do not. It’s not to say they HAVE to have a professional so this, if they know what they are doing. But do they? They may be very well versed in photography. And have the right equipment. I personally have a DSLR camera with a wide-angle lens (a MUST if you are trying to photograph a condo!) and my iPhone. Hey, you may think an iPhone is not professional, but you tell me.

Listing Pictures Blog July 2014

 

Which one of these photos I took was taken with the DSLR and which with my iPhone? Point being, both clear, crisp photos that would look great in the marketing of your Midtown Atlanta condo, especially Viewpoint Midtown, the building on the right.

But I am totally amazed at the photos I find on listings! These photos are being used by the Seller’s agent to market their home!!!

Bad Listing Photos July 2014

 

The left is a very blurry bathroom I found just this morning….the middle….a CAT? And the right….do the jeans and the guys come with the condo?

Do You Look at Your OWN For Sale Listing?

If not, maybe you should. And if your photos look like these three or the upside-down bar stools at the top, you better be asking your agent for some new photos. Or maybe be looking for a new agent.

Do You Know If Your HOA is Healthy?

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HOAHealthy? What?

Do I have to get a doctor for my Homeowners Association? Well the answer to that is….maybe.

So what exactly do I mean by “Do You Know If Your HOA is Healthy?”

Let’s approach this from the perspective that you own a condo and are going to place it on the market For Sale. You probably never even give it a second thought as to what is currently happening with your homeowner’s association (HOA). Well, there are several things that can be going on, be they immediate, or long term that could dramatically affect the ability of a BUYER for your condo to get a mortgage. Let’s look at a few examples which seem to happen often.

  • Rentals Exceed Condo Docs or Lender Allowance — Now this one will vary from lender to lender as to how they address this situation. But, most likely, your condo (or townhome) community has a limit as to the number of rental homes they can have at any given time. This is usually outlined in your Declaration of Condominium under Leasing Guidelines. While most HOA’s manage this very well, it can be a problem. If there are to many rentals in your building, a Buyer may not be able to obtain a mortgage as the lender will consider the community “unstable” with not enough owner occupied homes.  Might be a question to ask your HOA Manager before you list your home!
  • Delinquent HOA Fees  — You may your monthly HOA fees on time…every month. So does everyone else, right? WRONG! And this is another issue that can affect a Buyer getting a mortgage in your building. If the HOA is not tight on collecting HOA fees, and there are to many homes that are delinquent in their payment, the lender may not approve the HOA. Many Midtown Atlanta condo buildings are able to control this by limiting, or even denying access to the limited common elements of the building, for which your HOA fee is used. But if not managed, it can be another obstacle for a Buyer and they may not get a loan to purchase your home. Might be a question to ask your HOA Manager before you list your home!
  • Percentage of Retail to Residential Space or Square Footage —  If you live in a larger building with many homes, this most likely will not be an issue. In fact, it only came up once for me in a smaller building in Downtown Atlanta. The lender looked at the percentage of the building that was commercial vs. residential, and it took some brow-beating and phone calls to get the HOA and building approved so my Buyer could close on the condo!
  • Money In Reserves —  The HOA must allocate a certain amount of your monthly HOA fee to go to the Reserve Fund. This money is held “in reserve” for future maintenance and repairs to the common areas of the building…everything from the pool table to the pool furniture needs to have an estimate life, and when it will be replaced. Most HOAs conduct a Reserve Study to make sure they have adequate funds, and are planning for the future. Again, most recently a small building (just 18 homes) had money in reserve, but their current year budget did NOT have ANY money going to reserves. Probably more of an accounting mistake…maybe, but it did require an emergency Board Meeting to produce a new budget and allocate money into the reserves for the lender to approve the HOA.
  • Special Assessments or Pending Special Assessments — Again, this can vary based on what the need for the special assessment is. But of concern can be how the assessment is being paid by residents and the amount of it. Some lenders again consider and HOA may be unstable if they are having to pass a large special assessment.

These are just a few of the HOA “land mines” that can be uncovered AFTER your home is Under Contract and the Buyer’s lender is working on the Underwriting portion of their loan. These could be some good questions to ask your HOA manager BEFORE you list your Midtown Atlanta condo For Sale.

 

Metropolis Midtown Atlanta | Midtown Atlanta Condos

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Metropolis Midtown Atlanta | Midtown Atlanta Condos

Metropolis Midtown Condos For SaleI’ve been selling Midtown Atlanta condos since 2004. Not only does that mean I have a pretty healthy knowledge of the Midtown real estate market, I’ve seen almost every condo building that exists be built from the ground up. (high rise buildings that is….)

Metropolis Midtown Atlanta was the starter for the condo building years that followed up to 2008-2009. The two towers originally started out as one being apartments and one for condos. The dramatic response of the market to this new Midtown Atlanta living option had the apartment portion converted to condominiums and it sold equally as fast. 

Like a car with a new paint job, Metropolis Midtown Atlanta has undergone some impressive renovations (all of which were very much needed) that included a completely remodeled Club Room and most recently, all new hallways throughout the building and the resident secured lobbies on the main floor. 

Metropolis Midtown Atlanta

The results are, well….impressive like we said. I’ve included both before and after photos so you can see what has happened and how great this Midtown Atlanta Condo building now shines! 

Consisting of 498 one and two bedroom condominiums in two towers, Metropolis Midtown Atlanta also boasts 40,000 sq. ft. of retail space on the street level and an 820 car parking deck. Current retail tenants include Taco Mac, Orange Therapy Fitness,  Jimmy John’s and a UPS Store. The large corner restaurant, La Tagliatella just closed in the past few weeks, so it will be interesting to see who may occupy this prime Peachtree Street Corner! 

Metropolis Midtown Atlanta

When looking at one bedroom homes in Metropolis, you have to carefully study photographs and the listing information. When the building was built, the developer, Novare Group, did numerous floor plans in a studio-type style whereby there is no 3/4 or full wall separating the bedroom from the living room area. Depending on how the floor plan is, you can be creative in adding in some type of wall to break the space up. 

Metropolis Midtown Atlanta PoolThe renovated club room offers seating areas, Internet stations and a lounge area for watching TV. The club room does not feature a separate movie room like the later Novare Sisters, Spire Midtown and Viewpoint Midtown. Nothing wrong with this feature…just depends on how much/often you would want or use the movie room! 

The 7th Floor amenity area (which includes the Club Room, Fitness Center and Pool) are like an oasis in the sky. A great place to unwind in the evening or catch some rays poolside! Speaking of Fitness Center…this one is quite remarkable in size and equipment! You can plan to toss that gym membership expense for sure! 

Metropolis Midtown Atlanta started Midtown condo living in 2002 and it continues to provide an great community to call home in 2014! 

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See all Metropolis Midtown.
(all data current as of 5/17/2025)


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Data last updated: 5/17/25 4:29 PM PDT.

Walk Score provided by walkscore.com.

 
 

Tips For Selling Midtown Atlanta Condos

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Spring Buyers Midtown Atlanta Condos

 

While the Winter months here in Atlanta were anything but quiet in the real estate market, it’s a known fact that when Spring arrives, so do the BUYERS!  Couple that with some cold weather, and not One, but TWO major snow events, and everyone wants to be outside! And some of those people will be Buyers looking for a Midtown Atlanta Condo!

Tips For Selling Midtown Atlanta Condos

Here are some tips you can follow to help you in Selling Your Midtown Atlanta condo….

  • Freshen Up Your Curb Appeal — WHAT? It’s true, in a condominium building you have little control over the “curb appeal” of the building. Your homeowner’s association is responsible for this part. But, imagine there is a tear in the wall covering on the hallway leading to your condo. Ask to have it repaired as soon as possible. This will show your building in great condition! If outside areas have NOT been planted or freshened up, ask your Property Manager when this will be taking place. Prospective buyers will be looking at everything (pool, gardens, gym, etc) and you want them to look the best possible.
  • Making Minor Upgrades– Does your Midtown Atlanta condo still have all the original builder fixtures? Lights, faucets, etc? You would be amazed at how making these simple changes will make your condo stand out from the others Buyers may see. Most condos were pretty “stock” in the granite counters they offered. If you have a small snack bar, consider changing out this one piece of granite. Not at ALL expensive, but again, will make YOUR condo different from the rest. And don’t forget the least expensive upgrade of all….a fresh coat of paint!  Are those entry hallways scuffed from bags and bikes hitting them? Get that repainted…NOT just a touch up!

Tips For Selling Your Midtown Condo

  • Make Necessary Repairs — Is that bathroom faucet got a drip? Fix it. Burner on the stove not working. Fix it. Ice Maker not working. Fix it. All these little things will add up in the eyes of a Buyer and will be reflected in the price they offer. You want your home to stand out above the others!
  • Price It Right — Believe me, I completely understand that an extra $3,000 or even $10,000 in your pocket from the sale of your Midtown Condo can go a long ways towards your next purchase. But if you overprice by to much, you run the risk of your home just sitting on the market. While the Midtown Atlanta condo market is hot right now, Buyers are NOT overpaying for real estate. Listen to your real estate agent and the market analysis they have prepared for you.
  • Hire The RIGHT Real Estate Agent! Just because Susie that is the wife of the guy in the office next to you is a real estate agent, does NOT mean they are the right one to market and sell your Midtown Atlanta condominium! If you have landed at MyMidtownMojo.com, just take a look around. You’ll find we are pretty knowledgeable about the condominiums of Midtown Atlanta as well as what is happening in Midtown Atlanta. Selecting  the right real estate agent can make ALL the difference in the world!
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Selling Your Midtown Atlanta Condo? Don’t Make These Mistakes!

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I would not want to make a statement that the Midtown Atlanta real estate market is “on fire,” but…..it is pretty hot!

Now that we have no new construction condominiums to sell, it is all re-sales. Meaning these condos are owned by…YOU! So, if you are considering making a move, and selling your Midtown Atlanta condo, there will be some demand for your home!

Well, unless you make one of these mistakes….

 

Data provided by ActiveRain.com.

ActiveRain is an online community of real estate professionals who exchange best practices, write real estate blogs, and get free education from the industry and their peers.

Overpricing Your Home! 

When I represent Sellers, I completely understand you want to get the most you possibly can for your Midtown Atlanta condo. But by overpricing it, you will actually drive potential Buyers AWAY from your home. Listen to me and what the market is saying when we price your condo.

Showing Availability

Yes, we all understand you still need to keep living. But, by making it difficult to show your condo, you could lose important showings. If an agent is working with a Buyer and your condo just came on the market, you want that Buyer there. Saying you need 24 hour notice because of Fido….hmmmm. Why not consider doggie day care for the first few days your home is on the market. That is when you will see the most traffic, and making the showing easy is the way to SELL!

De-Clutter and Store IT!

A condo can often times have limited storage space. And if it’s packed to the gills with YOUR stuff, the Buyer can’t see how THEIR stuff will fit, or they may even think, WOW, my stuff WON’T fit in here. We are sliding into Spring and warmer weather….pack up those sweaters!

What’s THAT smell?

Whether it’s the litter box or that Chinese take out….smells don’t sell! Make sure you’ve disposed of the take-out boxes, or cleaned the litter box!

Homeownership survival skillsIf It’s Broke…FIX IT!

If you WANT top dollar for your Midtown Atlanta condo, don’t make it a “project” for the Buyer. Be it the ice maker or the toilet is running, having your condo in tip-top shape will get that offer you want! And quicker too!

Negotiate!

Yes, I know you LOVE that washer and dryer. But maybe that should be the “ace up your sleeve” when you are negotiating an offer. Maybe by offering to leave it, you may just close the Buyer. Be ready to negotiate on closing costs, a home warranty or the due diligence time period. Make it a win-win for everyone!

Selling Your Midtown Atlanta Condo? Don’t Make These Mistakes!

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Selling Midtown Atlanta Condos |No Sign, No Lockbox, Appointment Only

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lockboxYou’ve made the decision to sell your Midtown Atlanta Condo. Awesome!

But, are you making it EASY to sell your Midtown Atlanta Condo?

Did you ask your Listing Agent that you do not want to have a lockbox at the Concierge Desk or on the door?

Did you ask your Listing Agent that all showings be by Appointment Only?

When you make the decision to sell your Midtown Atlanta Condo, you have to consider…you will need the condo to have showings to get an offer, have a contract and SELL! And you want to make that first part of that equation….showings….as easy as possible.

I always counsel my Sellers that you need to keep the place picked up and clean….all-the-time when you are For Sale! I know that’s hard, but put the hair dryer away in the morning, make the bed and wash your breakfast dishes or put them in the dishwasher! While Buyers Agents will try (sometimes) to follow instructions, sometimes the Buyers just found your listing and they want to see it….NOW! And we need to make that as easy as possible.

Understandably, if you have children or pets, special arrangements have to be made. But in those early days of listing your Midtown Atlanta condo for sale, is when the critical and perhaps best showings happen. And you don’t want to miss that opportunity!

No Sign — is really no problem in a condominium since they are not allowed in most places. If you do happen to be selling a single family home, that sign could be one of the keys that helps sell your home. A potential buyer could be driving the neighborhood, and somehow in their Internet search, missed your home. That sign could spur a showing call.

No Lockbox — This modern convenience HELPS sell your home! Licensed real estate agents have keys to open these boxes. It gives your agent a record of who looked at your home, and when. Now, in a condo, it’s possible to leave a key release with the Concierge. But again, the important contact information from the showing agent can be missing. Let’s say you make a price change after being on the market for a few days….your Listing Agent can quickly send a direct email to all the past agents that showed your home by getting that information from the lockbox readings.

Appointment Only —  This goes back to having your home picked up and clean every day while you are on the market to sell. You should really only consider Appointment only if you have some special circumstance like pets and children. Agents jsut might pass over showing your home or condo if you make it a challenge.

Selling Your Midtown Atlanta Condo. No Sign, No Lockbox, Appointment Only. All things to seriously think about.

 

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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