Atlanta Real Estate Blog

Beware The Agent That Thinks All Real Estate is Local!

Ryan Ward (Keller Williams Realty Consultants) — Tue, 16 Jun 2009 20:26:39 -0500

Last week I put together a market analysis for a client in Milton (a local suburb in northern Atlanta) and I started looking at and thinking about how and why some of the sub-markets differ from each other and from Metro Atlanta as a whole and how they not only relate to each other, but, how they interrelate to other local real estate markets and therefore the national real estate market. As a real estate agent, I often read blog posts from other agents. Sometimes it's to learn, sometimes it's for entertainment while other times I am reading to try and spur an idea of my own so that I can write something myself. One theme I run across frequently is the real estate agent, who swears up and down that all real estate is local and they are the local expert and all we need is a period at the end of that sentence because they are the end all be all know-it-all. Period. I say nonsense.

I say that only a very naive or new real estate agent thinks all all real estate is local. I say that markets are interwoven more now than ever. Homes for sale in Atlanta and the housing market here is dependent on homes for sale in other cities around the country in a similar way that home sales in sub-markets of Atlanta affect and are affected by each other. Maybe relocation is more of a factor in some places than in others, but, if homes aren't selling in one area of the country, it's going to affect other areas by the time you compound that problem to a national level. I think it's true that there is little value in a median or average price of a home in the United States, but, new starts, sales volume and pricing trends on a national level are an integral part of a local real estate market.

Too often, I see the arrogant, know-it-all real estate agent in the office - or, more and more often on their personal soapbox they call a blog, extolling their virtues as the Yoda of real estate because they say that all real estate is local. Nothing could be farther from the truth. So, before you run off telling someone you think that all real estate is local, you might want to consider why second home sales on the beach may be affected by factors other than hurricanes or think about why someone can't relocate from Michigan because they can't sell their house to buy your listing or why the couple in Kansas who dreams of moving to San Francisco can't because homes are not affordable to them. these are legitimate factors that affect a local real estate market, but, they are not local factors.

Keller Williams Family Reunion in Orlando - Some Thoughts While the Event is Still Ongoing

Ryan Ward (Keller Williams Realty Consultants) — Tue, 24 Feb 2009 10:06:09 -0600

There is a lot going on at Family Reunion in Orlando and it has been an exciting event. Here is a photo from Gary Keller's vision speech I thought was interesting.

The event has been jam packed with panels and classes from technology to open houses to pricing - basically anything that you can think of. I wrote a longer post about Keller Williams Family Reunion here with some more pictures from the vision speech and a few additional items. If there was any doubt in my mind as to whether I should have attended, they are gone now.

First, it will shake you out of the routine that we are all acustomed to falling into. That has been followed by a resolved commitment to be held more accountable to what I want for my business, and quite frankly, for my life.

It's really to early as the event is still going on to absorb and reflect on what will ultimately come from the experience and of course what will come will only be what I make of it so when I return to Atlanta, I have already set some time aside to review everything and prioritize things. It's going to take some time. There is just that much I have taken in and I can't see it all yet.

If you are with KW and you are not here or have never been to Family Reunion and you care about your business, you really need to attend next year.

Off to the next event for now...

Sandy Springs Open House and Homes For Sale

Ryan Ward (Keller Williams Realty Consultants) — Mon, 05 Jan 2009 20:22:13 -0600

This Sunday, January 11th, between 1 and 3 p.m. we will have an open house at 750 Crest Valley Drive inside the perimeter in Sandy Springs. Here is an edited version of the Microsoft Birdseye view (I'll post the original at the bottom of the post for full disclosure).

Property Details:

4 bedroom

3 full + 2 half baths

1.4 level acres

3 car garage

This is quite a bit of home inside the perimeter in Sandy Springs for $650,000. You can view more details on the single property website or if this doesn't look like the right house for you, you can view all Sandy Springs homes for sale on our website.

So, here is the unedited version - I'm still working on my Photoshop skills...mid-winter, after a rain, I wanted to try and show what a new homeowner might see with an edited summertime view.

New Dunwoody Listing - Amazing Kitchen, Exceptional Value

Ryan Ward (Keller Williams Realty Consultants) — Thu, 30 Oct 2008 13:24:29 -0500

This is an one of the best kitchen remodels that I can remeber having seen recently and if you are in the market for a home in the Dunwoody area, you really should have a look at this home. You can get more information about this home on its single property website, here.

Ryan Ward | Keller Williams Realty Consultants | 404-630-3187

2894 Burnham Ct, Dunwoody, GA

Amazing Kitchen and Screened Porch!

4BR/3BA Single Family House

offered at $375,000

Year Built	1971
Sq Footage	Unspecified
Bedrooms	4
Bathrooms	3 full, 0 partial
Floors	2
Parking	2 Car garage
Lot Size	.4 acres
HOA/Maint	$0 per month

DESCRIPTION

Unbelievable kitchen renovation on this cul-de-sac Dunwoody home with a screened porch, fenced yard, bonus room and hardwood floors.

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Fireplace
High/Vaulted ceiling	Walk-in closet	Hardwood floor
Family room	Living room	Bonus/Rec room
Dining room	Dishwasher	Refrigerator
Stove/Oven	Microwave	Granite countertop
Stainless steel appliances	Attic	Basement
Laundry area - inside	Balcony, Deck, or Patio	Yard

COMMUNITY FEATURES

Garage parking

Guest parking

ADDITIONAL PHOTOS

Seller contact info:

Ryan Ward

Keller Williams Realty Consultants

404-630-3187

For sale by agent/broker

Equal Opportunity Housing

Posted: Oct 30, 2008, 11:11am PDT

The Atlanta Real Estate Market Can Only Change When Buyers Perceive Value

Ryan Ward (Keller Williams Realty Consultants) — Fri, 17 Oct 2008 08:35:19 -0500

While there are lots of cogs that make up the wheel that is the real estate market, at the end of the day, nothing really matters accept perceived value on the part of buyers. What we have to look at here is what it is exactly that can affect the perception of buyers. Lower values for homes is a gross oversimplification of what needs to change before we see a real turnaround in the market because fear that prices may go even lower can override the simple solution of lower price.

Fear itself of course is something that will need to change because right now, consumers have a lot of fear because they perceive a significant loss of control of their own pocketbooks because of the economic crisis.

Then of course, we have to get down to some real estate basics like the constriction of lending guidelines and the supply of homes that is too high. Nationally, and here in the Atlanta real estate market, supply is beginning to decline, but, it has a long way to go before demand begins to outstrip supply. I've just seen and read too many things recently that keep saying that lower prices will by itself fix the real estate market which it cannot do. This post highlights a small but important reality that I hope will begin to let us see that there is a far bigger picture than just home prices that need to change before we see a real bottom and then the beginni9ngs of a turnaround.

Milton Georgia Now Mapped on Google

Ryan Ward (Keller Williams Realty Consultants) — Mon, 08 Sep 2008 20:57:22 -0500

I'm not sure when it happened, but, about a week ago, I started noticing that the city of Milton was being map correctly by Google. This may not seem to be a big deal, but, many homes don't map with GPS. The iPhone eliminates this as a problem now because with built in Google maps and GPS it will be a bit easier to find many of these new construction homes that were previously not mapping. Perhaps it will help to get agents to list homes correctly in Milton rather than in Alpharetta. For those familiar with the area, Milton real estate really is different than Alpharetta and a lot of buyers find the distinctions to be very important. Now if most agents cvould figure it out...

Atlanta Homes Showing an Increase in Values This Summer

Ryan Ward (Keller Williams Realty Consultants) — Mon, 11 Aug 2008 21:32:02 -0500

While it does not signal an end to the buyers market, it does indicate how much of an impact, right or wrong, that the media can play on a real estate market. Atlanta homes have increased in value for 2 consecutive months this summer and while the increases may not be stellar, they do lend credence that some of the talk about the disaster on the real estater market may be accentuated with a little bit of hype on the part of the media. The chart below show the value of sold Atlanta homes going back to January of 2007 through the most recent data available in the FMLS:

So, the trend is still down and this indicates an uptick in values only during the summer months, I don't think that we would be seeing any increases if the market for Atlanta homes was anywhere near as bad as what we here in the media. At least here in Atlanta.

Atlantic Station Condos For Sale

Ryan Ward (Keller Williams Realty Consultants) — Mon, 19 May 2008 09:45:03 -0500

Homes For Sale in Atlanta

Ryan Ward | Keller Williams Realty Consultants | ryan@ryanwardrealestate.com | 404-630-3187

401 16th Street, #1463, Atlanta, GA

Brand New Top Floor with Fireplace!

1BR/1BA Condo

offered at $164,900

Year Built	2004
Sq Footage	Unspecified
Bedrooms	1
Bathrooms	1 full, 0 partial
Floors	1
Parking	1 Car garage
Lot Size	Unspecified
HOA/Maint	$215 per month

DESCRIPTION

Magnificent views from the top floor of this brand new condo in Atlantic Station at Art Foundry.

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Fireplace
High/Vaulted ceiling	Walk-in closet	Dishwasher
Refrigerator	Stove/Oven	Microwave
Laundry area - inside	Swimming pool

COMMUNITY FEATURES

Garage parking	Guest parking	Fitness center
Swimming pool(s)	Gated property	Secured entry
Elevator

ADDITIONAL PHOTOS

Seller contact info:

Ryan Ward

Keller Williams Realty Consultants

ryan@ryanwardrealestate.com

404-630-3187

For sale by agent/broker

Equal Opportunity Housing

Posted: May 19, 2008, 5:39am PDT

Homes For Sale in John's Creek

Ryan Ward (Keller Williams Realty Consultants) — Tue, 06 May 2008 14:35:48 -0500

Homes For Sale in John's Creek

Ryan Ward | Keller Williams Realty Consultants | 404-630-3187

10605 Timberstone Road, John's Creek, GA

Beautiful Upgrades!

4 Bdrm Single Family House

offered at $309,500

Year Built	1981
Sq Footage	Unspecified
Bedrooms	4
Bathrooms	3 full, 0 partial
Floors	2
Parking	2 Car garage
Lot Size	.5 acres
HOA/Maint	$41 per month

DESCRIPTION

Gorgeous upgrades throughout including chefs appliances, granite kitchen, hardwood floors, new paint in/out, roof, HVAC and more. Convenient location, in-law suite, award winning schools and easy access to GA 400 make this home a superior value.

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Fireplace
High/Vaulted ceiling	Walk-in closet	Hardwood floor
Family room	Living room	Dining room
Refrigerator	Stove/Oven	Granite countertop
Laundry area - inside	Balcony, Deck, or Patio

COMMUNITY FEATURES

Swimming pool(s)

Tennis court(s)

Playground

ADDITIONAL PHOTOS

Seller contact info:

Ryan Ward

Keller Williams Realty Consultants

404-630-3187

For sale by agent/broker

Equal Opportunity Housing

Posted: May 6, 2008, 9:53am PDT

Atlantic Station Townhomes For Sale

Ryan Ward (Keller Williams Realty Consultants) — Tue, 06 May 2008 13:44:28 -0500

Atlantic Station

Ryan Ward | Keller Williams Realty Consultants | 404-630-3187

16th Street, Atlantic Station, GA

Atlantic Station Luxury Townhome

2 Bdrm Townhouse

offered at $512,500

Year Built	2005
Sq Footage	Unspecified
Bedrooms	2
Bathrooms	2 full, 1 partial
Floors	2
Parking	2 Uncovered spaces
Lot Size	Unspecified
HOA/Maint	$140 per month

DESCRIPTION

Beautiful craftsman style townhome on 16th St in atlantic Station. don't settle for an elevator in a condo when you can have so much more. The convenience of a home with the maintenance of a condo. This luxurious townhome is fully upgraded with granite counters, hardwood floors and detailed trim molding throughout. Atlantic Station offers the superior convenience of Intown living with the amenities that you want today!

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Fireplace
Walk-in closet	Hardwood floor	Living room
Breakfast nook	Dishwasher	Refrigerator
Stove/Oven	Microwave	Granite countertop
Stainless steel appliances	Balcony, Deck, or Patio

ADDITIONAL PHOTOS

Seller contact info:

Ryan Ward

Keller Williams Realty Consultants

404-630-3187

For sale by agent/broker

Equal Opportunity Housing

Posted: May 6, 2008, 9:16am PDT

9240 Stonemist Trace, Roswell, Georgia 30076 FMLS# 3704669

Ryan Ward (Keller Williams Realty Consultants) — Mon, 05 May 2008 14:04:14 -0500

Roswell real estate

Ryan Ward | Keller Williams Realty Consultants | 404-630-3187

9240 Stonemist Trace, Roswell, GA

Walk to the chattahoochee

5 Bdrm Single Family House

offered at $575,000

Year Built	1986
Sq Footage	5,148
Bedrooms	5
Bathrooms	4 full, 1 partial
Floors	Unspecified
Parking	Unspecified
Lot Size	1 sqft
HOA/Maint	$60 per month

DESCRIPTION

Hardcoat stucco, granite kitchen, screened porch, finished terrace level, gorgeous master bath, double decks in the trees and walk to the Chattahoochee from this beautiful home in one of Roswell's premiere locations off of Riverside Drive.

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Fireplace
High/Vaulted ceiling	Walk-in closet	Hardwood floor
Family room	Living room	Dining room
Dishwasher	Stove/Oven	Granite countertop
Stainless steel appliances	Attic	Basement
Laundry area - inside

COMMUNITY FEATURES

Swimming pool(s)

Tennis court(s)

ADDITIONAL PHOTOS

Seller contact info:

Ryan Ward

Keller Williams Realty Consultants

404-630-3187

For sale by agent/broker

Equal Opportunity Housing

Posted: May 5, 2008, 9:50am PDT

Update on the Atlanta Market

Ryan Ward (Keller Williams Realty Consultants) — Wed, 30 Apr 2008 07:26:58 -0500

Well, like most places, the Atlanta real estate market doesn't seem to be seeing the usual spring increase in pendings and you know what that means - more listings will come online and that will continue to make the market unbalanced with higher than usual supply and lower demand to make it worse. I was certainly hoping that we would see an increase in pending sales by now as an indicator of future trends, but, it just isn't happening. Here is a chart I made showing what actual values have been doing over the last year in Atlanta:

Ugly would be the way it looks to me. Lower prices will eventually make buyers feel there is value in homes once again, but, let me tell you how many buyers I have talked to in the last 3-4 months that simply look at homes here in Atlanta and say to me how overinflated prices are.

At the end of the day, THEY dictate whether values are in fact overinflated. No one else. Until they feel better, we will probably continue on this trend.

New Sandy Springs Listing Offers Great Value

Ryan Ward (Keller Williams Realty Consultants) — Thu, 17 Apr 2008 07:47:56 -0500

If you are looking for a home in sandy springs, we have a new listing that is an absolute must see. It's located inside I-285 right where Mount Vernon Parkway meets Crest Valley Drive about 3 minutes from Chastain Park. What is so spectacular about this home is the completely level, 1.4 acre lot (the best I have seen for under $1,000,000) and secluded pool in a premium location for $650,000.

If you are looking to be inside I-285 in Sandy Springs, you owe it to yourself to have a look at this home. you can view the single property website for this listing on the Sandy Springs open houses website and you can view all homes for sale in Sandy Springs here.

Single Property Websites and Internet Marketing

Ryan Ward (Keller Williams Realty Consultants) — Thu, 27 Mar 2008 20:02:52 -0500

We've just added a new marketing tool for our listings in the form of single property websites to compliment our marketing techniques. The first two that we have created are for townhomes for sale in Atlantic Station and homes for sale in Haynes Landing. Unlike many other single property websites, these will be quite different than most in that they are built on the WordPress blog platform with a completely custom design and don't have that boring generic look most of us are familiar with when it comes to single property websites. Here's a screen capture of the homepage, which doubles as the slideshow jsut in case you aren't interested in clicking on thelink:

Besides just looking a bit better than your standard, website, it definitely comes with the important features; email a friend, contact, slideshow, virtual tour and photo gallery. We're going to add "priont flyer tomorrow and it will be pretty well set. Also, we look for these individual websites to actually perform in the search engines as well as on the sign riders and print material.

Do you use single property webnsites? What has been your experience? Anyone have any sales that they can attribute to them?

Atlantic Station Townhomes

Ryan Ward (Keller Williams Realty Consultants) — Mon, 17 Mar 2008 11:54:28 -0500

Must of us, including agents, brokers and consumers think of condos when we think of Atlantic Station, however along 16th street there are a number of townhomes that may in fact offer some buyers a more convenient solution to Intown living than condos. While condos are nice and quite convenient for gthe Intown market, townhomes can offer a more 'homey' feel. They are also a more practical solution if you are a dog lover. Who wants to cart your favorite four legged friend through a lobby and up and down an elevator everytime nature calls? For dog lovers that want to be intown, Atlantic Statrion offers a number of possible solutions.

Take this townhome for sale under the street lamp right on 16th. It's right across the street from the dog park and almost directly across from the retail spaces of Atlantic Station. This well appointed townhome has 2 bedrooms and 2 and 1/2 bathrooms, a great porch and woderful craftsman charm that you just can't get in a condo. If Atlantic Station seems like a place you are interested in living, but, don't want to be pushed upstairs in a condo you should have a lok and see if there are any Atlantic Station townhomes that might be of interest to you.

Like the one above.

Atlanta Real Estate Market in For a Tough Year

Ryan Ward (Keller Williams Realty Consultants) — Wed, 05 Mar 2008 14:23:01 -0600

At least that's the way it looks based on the numbers thus far. Easpecially in the condo and townhome market. There is an estimated 4 year supply of new construction homes in this category so if you can't find a good deal on one as a buyer, be prepared to own it for a few years before you try to sell it.

Atlanta real estate news is not all quite as bad as this, but, I just don't see inventories coming down far enough to not see some additional declines in pricing before we are finished. It would be nice to hear nothing but "the wind is at our back" or "it's all downhill from here", but, that is just not the case. It looks like we are in for a little bit more of a ride down this road with excessive inventory before things begin to level off.

However, there are some important points to note about the market. Some basic and fundamental truths about real estate which hold true in all markets. Good homes will sell and homes that are not as good MUST be price appropriately to have a chance to sell in this market. Currently I have 2 homes under contract and both of them had multiple offers. One had an offer on another house which also had multiple offers. We are also working on another offer to sell which will lead to another purchase so it isn't like people aren't buying anything. They just are only buying good houses or houses that are priced aggresively based on their condition. If you plan on listing your home this spring, be prepared as it probably won't sell for the same amount as it would have last year.

Greatest Real Estate Agent SEO Contest Follow Up

Ryan Ward (Keller Williams Realty Consultants) — Thu, 28 Feb 2008 14:26:58 -0600

The contest to rank for the term greatest real estate agent in the world has taken on a life of its own with contestants that range from real estate agents to those that are SEO consultants by trade. Currently, I am in 5th place in the contest which I suppose isn't too bad for 14 month old blog to rank that high. I haven't done anything at all in the last 10 days or so to get my blog post ranked any higher, but, I see that lots of contestants are writing articles and creating 'teams' where lots of people point links back to one entry. for now, I'm content to watch the contest ride and to write an entry from time to time here at AR and a few other places. Suddenly I don't seem to have much time to blog as we have seen an increase in internet leads and that has taken up my time. That's a good thing and a good reason not to be actively competing in the contest and seeking out new links to get the one blog post ranked higher...

Greatest Real Estate Agent in the World

Ryan Ward (Keller Williams Realty Consultants) — Wed, 13 Feb 2008 06:07:15 -0600

The greatest real estate agent in the world contest is on and the goal is to see who can rank any page that they control the highest in the Google on May 1st! This should be fun as and a great learning experience as we can all learn how to use the internet to better market our websites for our clients listings as well as learn how to better market ourselves and hopefully increase our business from what we bring in on the internet.

The greatest real estate agent in the world will be awarded a new website valued at almost $5,000 and some new content for that website. Contest rules for the greatest real estate agent are quite simple. Use any domain you can and rank higher than anyone else. Check the positions regualrly if your in!

Alpharetta - A Great Atlanta Suburb

Ryan Ward (Keller Williams Realty Consultants) — Fri, 08 Feb 2008 08:21:36 -0600

Alpharetta is thought of by most Metro Atlanta residents as one of the more upscale areas in the city and it is true that there are high end homes. However, expensive homes are not one of the top reasons that Alpharetta is one of, if not the best place to live in Metro Atlanta. When considering where to live, it's important to consider of number of characteristics and expensive homes should be rather far down the list. More important is to consider what type of life you can have in the city based on more quantifiable traits. The city of Alpharetta has many of these quantifiable traits that allow the city to stand on its own and almost without support of the larger Metro area.

Here are the top 10 reasons why Alpharetta should be high on your list for places to live:

1. The local economy - The local economy is very strong with many fortune 500 companies and job opportunities are readily available. These corporations provide an tremendous boost to the tax revenues afforded the city.

2. Tax revenue - Due to the large employment center located off of Windward Parkway, Alpharetta runs a budget surplus and reinvests in the community. This tax revenue combined with fiscally responsible politicians has given them a AAA bond rating.

3. Emergency services - The emergency services department has an ISO rating of 2 which substantially reduces homeowners insurance costs thereby saving residents money. Only one other municipality in Metro Atlanta is rated as high.

4. Excellent School - The public education system regularly wins awards from elementary through high school and both high schools are among the 15 best in the state.

5. Low Crime - The crime rate is lower than Metro Atlanta, Georgia and the nation as a whole.

6. Cultural Activities, Shopping and Dining - This is where Alpharetta shines as a suburb compared with surrounding areas. The summer of 2008 will bring the opening of the much anticipated Encore Park followed by Prospect Park shortly thereafter. Combined with great dining and already excellent retail shopping, there is little left in the whole Metro area that can't be found in Alpharetta.

7. Cost of Housing - When compared with other Metro Atlanta cities with similar amenities, employment and activities, homes for sale in Alpharetta are often larger and newer so for many, their money spent gets them into a nicer, newer home.

Together, these reasons effectively propel the suburb of Alpharetta to a position where it relies very little on the Greater Atlanta area of which it is a part. Be it for education, crime, employment or cultural activities, everyone can find something in Alpharetta.

Ryan Ward of the Ryan Ward Real Estate Group is a member of the national, state and local REALTOR associations, and resident of Alpharetta, Georgia who specializes in listing and selling real estate in Atlanta. For more information about Ryan Ward and Atlanta homes,visit his Alpharetta Real Estate website or call 404-630-3187.

Open House This Sunday in John's Creek

Ryan Ward (Keller Williams Realty Consultants) — Fri, 18 Jan 2008 21:44:48 -0600

Sunday afternoon, January 20th 2-4 p.m.

MLS# 3623517

4 Bedrooms 3 Bathrooms
Granite Counters
Hardwood Floors
New Roof
New Paint in/out
New HVAC

10605 Timberstone Road in Haynes Landing located off of haynes bridge Road on the border of Alpharetta and John's Creek. This is an immaculate home and a wonderful renovation in a very popular swim/tennis community with fantastic schools.

Don't sit on the sidelines any longer! Get out this Sunday and visit this home.

Contact me for more infomration at 404.630.3187 or

Viewl all John's Creek homes for sale and all Atlanta real estate.

Haynes Landing Home For Sale (John's Creek)

Ryan Ward (Keller Williams Realty Consultants) — Sat, 29 Dec 2007 21:03:04 -0600

View all Atlanta homes for sale.

Ryan Ward | Keller Williams Realty Consultants | 404-630-3187

10605 Timberstone Road, John's Creek, GA

Beautiful Upgrades!

4 Bdrm Single Family House

offered at $335,000

Year Built	1981
Sq Footage	Unspecified
Bedrooms	4
Bathrooms	3 full, 0 partial
Floors	2
Parking	2 Car garage
Lot Size	.5 acres
HOA/Maint	$41 per month

DESCRIPTION

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Fireplace
High/Vaulted ceiling	Walk-in closet	Hardwood floor
Family room	Living room	Dining room
Refrigerator	Stove/Oven	Granite countertop
Laundry area - inside	Balcony, Deck, or Patio

COMMUNITY FEATURES

Swimming pool(s)

Tennis court(s)

Playground

ADDITIONAL PHOTOS

Seller contact info:

Ryan Ward

Keller Williams Realty Consultants

404-630-3187

For sale by agent/broker

Equal Opportunity Housing

Posted: Dec 29, 2007, 5:04pm PST

homes for Sale in Milton

Ryan Ward (Keller Williams Realty Consultants) — Mon, 10 Dec 2007 15:49:06 -0600

I just did a search of homes for sale in Milton and came up with 64 homes. It seems that many agents are still using Alpharetta to list homes for sale that are actually in Milton. Why? Milton stands alone in Metro Atlanta for the types of homes that can be found and nearby amenities. This seems to border on a few violations here, but, I suppose that's what you get when you list with someone that doesn't understand the power and significance of listing your home, correctly, in Milton. It is different than Alpharetta and buyers looking for homes in Milton might just not think to look in Alpharetta. Let's not for get that we are required to be diligence and accurate in our marketing.

Sandy Springs Townhome For Sale

Ryan Ward (Keller Williams Realty Consultants) — Mon, 10 Dec 2007 13:34:18 -0600

View all Sandy Springs Homes For Sale

Ryan Ward | Keller Williams Realty Consultants | 404-630-3187

6900 Roswell Road, Sandy Springs, GA

Close in Sandy Springs with Granite and Hardwoods

3 Bdrm Townhouse

offered at $180,000

Year Built	2005
Sq Footage	Unspecified
Bedrooms	3
Bathrooms	2 full, 1 partial
Floors	2
Parking	2
Lot Size	Unspecified
HOA/Maint	$130 per month

DESCRIPTION

Beautiful townhome in a fantastic location in Sandy Springs. The Highgates at Sandy Springs were renovated in 2005 and this unit has a granite kitchen with new cabinets and hardwood floors overlooking the pool. The community is gated and features a state of the art fitness center. All of this just north of Abernathy in Sandy Springs.

see additional photos below

PROPERTY FEATURES

Central A/C	Central heat	Walk-in closet
Hardwood floor	Living room	Dining room
Dishwasher	Refrigerator	Stove/Oven
Granite countertop	Stainless steel appliances	Laundry area - inside
Balcony, Deck, or Patio

COMMUNITY FEATURES

Guest parking	Clubhouse	Fitness center
Swimming pool(s)	Gated property	Secured entry

ADDITIONAL PHOTOS

Seller contact info:

Ryan Ward

Keller Williams Realty Consultants

404-630-3187

For sale by agent/broker

Equal Opportunity Housing

Posted: Dec 10, 2007, 9:24am PST

Home Sales to Heat Up in Alpharetta

Ryan Ward (Keller Williams Realty Consultants) — Mon, 10 Dec 2007 06:53:08 -0600

The real estate market should begin to see a turnaround as we head towards 2008 for a number of reasons. First, interest rates remain at very low levels. Last week in fact, you could get a 30 year fixed rate at 5.5% and the Fed ponders another cut in rates this week. The next reason that I feel we should begin to see more homes selling is that the last piece of the puzzle is now in place and homes have finally been "incentivized" by sellers. Market realities have come home and we have now seen price reductions show up on more and more Alpharetta homes for sale. Finally, more homes priced as short sales and foreclosures offer more bargains for the savvy buyer and investor and these forces should help to reduce the inventory levels.

There are signs that buyers are stirring and beginning to trickle back into the marekt and Octobers sales data indicates that we may well be on our way. Here's looking to a better 2008 than we had in 2007.

Inventory of Homes For Sale in Atlanta

Ryan Ward (Keller Williams Realty Consultants) — Sun, 09 Dec 2007 08:42:18 -0600

As agents we often talk about inventroy and whether it's high or low as there is a direct relationship to the supply and demand of homes for sale in Atlanta. Here is a chart that dates back to 1994 showing inventory levels.

As you can see from the above chart, inventories have been steadily rising, but there are more people and more homes and this chart does not compensate on a percentage basis. If you are looking for homes for sale in Atlanta, it's important that you, as a buyer, understand how this increase in supply does help to leverage your position in the market. With more homes to choose from, sellers are more apt to list homes for sale in better condition and at more competitive prices to help them sell. It does not however mean that sellers are desperate, unless they are of course in a in a short sale or foreclosure.