When I moved to Atlanta five years ago, I fell in love with the "in-town" areas of Virginia Highlands, Inman park, Midtown... I longed for one of the cute 1920's bungalows I saw everywhere in those neighborhoods. 

Unfortunately, my mortgage person soon gave me a reality check and I realized that I would probably have to consider a more affordable area if I wanted my bungalow...and also if I wanted to avoid the "joy"of Atlanta city taxes!

As I continued my search just north of the city, I stumbled upon Historic Marietta, a small area just West of 75.  It had historic homes surrounding a charming town square with restaurants, coffe shops, antique stores, even a well-known theater.    I saw people walking to the Square from their homes, sitting in outdoor cafes, or just relaxing in Glover Park (the centerpiece of the Square).  I found out that regular events included concerts, antique and arts shows, even a summer farmer's market.

As one of the oldest neighborhoods in Marietta, it was filled with the historic homes I loved, from turn of the century Victorians to early 20th century bungalows.   Even today, I never tire of driving down Church or Cherokee Streets, which have some of the areas' most beautiful homes.  When I learned what  the property taxes would be (compared to city of Atlanta), I knew I was home.  I found my own 1920's bungalow, complete with the big Southern front porch, 10' ceilings, and even a koi pond in the front yard.

Yes, my home needs some updating, but I found out that one of the best parts of living in historic Marietta is that all the neighbors get to know one another, and we share our old home renovation ups and downs.  We look out for one another, and we hold regular "block parties" to take time out from our busy lives and re-connect. I tell my family that it's like living in "Mayberry"--if I forget to lock my back door, I don't have to worry; I have had a baby deer and her mom in my backyard; and  I can commune with nature while hiking at Kennesaw Mountain Park, just minutes away.  And I'm only 20 minutes from Midtown!

And for my friends (I know who you are!) who have a fear of living not only OTP but in Cobb County, I'm here to tell you that there's something about that the more urban feel of living near the Square that attracts a more diverse, slightly less conservative crowd--yes, I have even spotted Obama signs on my street! :-)

So while I'll always love all the neighborhoods in intown Altanta (and love selling homes in those areas), I have a special affection for the neighborhood just outside the Perimeter with the "intown" feel--historic Marietta.

The old real estate axiom, "You have to LIST to LAST" will always be true...listing agents help control the market, increase their name recognition and visibility, and have the possibility of picking up unrepresented buyers from sign calls as well.

That being said, in this tougher market, you should be "interviewing" your potential seller with as much scrutiny as they're using to interview you.   With costs of marketing continuing to skyrocket (including the gas used getting back and forth to your listing), you really want to make sure that your seller is truly ready to sell before you sign on the dotted line.   Here are the main questions to consider:

1.  Are they motivated?   Do they truly have a need to sell in the immediate future, or are they just "testing the market" or listing the property many months before they actually need to move?  If so, you may want to exit the intervewi now!

2.  Are they willing to price it right for the current market conditions?   This is actually the most important point.  If you do a CMA and/or appraisal, it should be priced very close to what homes are actually selling for now, and not padded with lots of extra $$ "for negotiation".  In this market, you have GOT to be priced right.   You also should have an agreement that you will be re-visiting the list price for a reduction if you're not getting adequate traffic in the first few weeks.

3.  Are they willing to give you the time you need to sell the home?  In Atlanta, homes that used to sell in less than 90 days are now taking 120 days or longer to sell.  Make sure you're not expending all the energy, time, and money needed to get their listing exposure, only to find that if you don't sell it in 60 days, they're going to take it off the market, or decide to lease it.

4.  Are they will to keep the home in showing condition?   Most realtors now know the benefits of staging (and if you're in Atlanta, I can't recommend Kathy Nielsen enough:  http://activerain.com/atlantahomestager)   Once you've gotten the house looking great, be sure your seller is willing to work to KEEP it that way--on a daily basis!  They need to be clued in to the fact that living in a home for sale will not be the same (or as comfortable) as it was before they went on the market.   They need to even be prepared for the occasional realtor that may want to see the home with very short notice if they happen to be in the neighborhood showing other property.   If they're not willing to keep it looking great, it's not going to sell, and they're wasting your precious time and marketing money!

Listings are wonderful to have, and as much as I love buyers, I enjoy the creative challenge of getting a home sold.   Just make sure your clients are willing to work with you as a team and do their part, and you have a much higher chance of successly getting their home sold!

 

 

Many of my clients are first time home buyers or empty nesters that are attracted to the low-maintenance life style of condos or townhomes.

Unfortunately, some people seem to mistake "low maintenance" for "no maintenance"--I once had a client who had NEVER changed the air filter on his condos HVAC system!

While the Homeowner's Association will usually cover the outside lawn maintenance, insurance, liability, pest control, etc., YOU are responsbile for everything inside your unit, including the electrical, plumbing and HVAC, so make sure when you get insurance you know exactly what is and isn't covered by the HOA. Also, know that sometimes you may be responsible even for things not under your control (for instance, if there's an overhead water leak that cannot be attributed to a specific unit above you, you may have to take care of fixing the damage it causes in your unit; though sometimes the HOA will cover it).

Also, since you are part owner of all the common elements of the condo along with everyone else, make sure you do your research BEFORE you by to make sure that the HOA has plenty in reserve to handle upcoming repairs that may be necessary to replace the roof, paint, etc, and that there won't be a large special assessment due from homeowners (or a steep rise in the monthly HOA dues) to cover the cost. Always try to get a copy of the last two year's HOA meeting notes--there may be some great information discussed that you wouldn't have known about any other way!

For more information about condo ownership, click here:
Condos 101

Maybe it has something to do with a childhood home we fondly remember. Many of us long for old homes built with solid construction, quality craftsmanship and beautiful details. We crave the hand carvings, plaster walls and eyebrow dormers of homes we've known. On the other hand, how do the old homes we admire compare with newly minted models-and what should we consider before deciding which to buy?

Location. Typically, old homes sit on larger plots of land in or near town--many were built when there were only a couple streets through town. The neighborhoods are established and sometimes more central to schools and shopping. Mature trees and plantings provide shade and beautify the property and neighborhood streets. New homes are generally found in new developments in suburbs and homeowners who buy into an early phase can expect to contend with dust and construction sights and sounds as the remaining phases are being built. Landscaping may be skimpy or nonexistent, but a buyer has the opportunity to design the décor from scratch.

Layout. New homes tend to have a more open, spacious and functional layout with family kitchens, walk-in closets, and family rooms.  Older homes were designed for a more formal lifestyle, which is reflected in the entry hall, formal dining and living areas and many cozy rooms, including small bedrooms, and bathrooms. 

Energy efficiency. Those beautiful eight-over-eight single pane wood windows with the "wavy" glass add character to an old home, but they're not as energy efficient as modern windows. While most old homes lacked insulation in outside walls and attics, (though those plaster walls are certainly great sound barriers) homes built today insulate against high heating and cooling costs--although the bigger windows, vaulted ceilings and larger rooms common in new homes can also also cause high utility bills.

 Maintenance.  With older homes, upkeep could be more expensive, with some out of date items needing to be replaced. A turn of the century home may have outdated wiring, and even a more recently built home may have an inadequate fuse box-style panel that falls short of the energy demands of 21^st century families.  New homes generally come with warranties that will cover the cost for most major problems.   When it comes to quality of construction, some older homes may surpass newer homes--a home that has been around for 50-100+ years and is still around must have been put together rather well. 

Price.  Older homes are usually less expensive per square foot.  In addition, the tax structure is more predictable because the neighborhood is already established with amenities that newer neighborhoods are still in the process of gaining, such as schools, police and fire services, and infrastructures (roads, sidewalks, etc.). However, with restoration costs a possibility for older homes, your dollars may very well be spent on the back-end rather than upfront.

            If the charm and beauty of an old home wins your heart, use a realtor who is familiar with historic homes and neighborhoods.  She'll help you find an inspector familiar with older homes who knows what to look for to help you avoid buying a "money pit".   Though you may have slightly higher maintenance costs, you will own a home with character, history and a charm that you just won't find in many newly constructed homes....so go sit out on your big front porch and enjoy the view!