Buckhead – Atlanta Public School Redistricting – Questions, Concerns and Getting Answers – Feb 8th, 2012
Buckhead, an intown area of Atlanta just north of Midtown, offers a number of phenomenal public schools that Tim Francis Realty is specifically asked by Buyers and Luxury Rental Tenants to find a good home in. Because of this high demand for a number of area schools, they are facing overcrowding and challenges with managing enrollments. At this point, the Atlanta Public Schools are working on a redistricting plan. It’s never easy to do this, but emotions are strong, as folks want to understand where their kids will be going to school.
Tonight, there’s a meeting to allow residents to answer questions. The APS Meeting is at the North Atlanta High School at 6:30pm today – February 8th, 2012.Please arrive at 6 pm if you would like to sign up to speak for a 2 minute time period.
For more links on current mapping options, click on Buckhead APS Redistricting Maps. Also, to stay in the loop, we recommend that you sign up for the Buckhead Patch, as they are doing a nice job covering this and how it will affect Buckhead. One of the major concerns, besides moving a child from one school to another is that a majority of the Buckhead Atlanta Public Schools – carry the International Baccalaureate (or IB) designation. Take Sutton Middle School, which is currently IB, if they open a second middle school or put one grade of three at a new location, that current school would not have the IB designation.
Choosing a home is always a challenge, a bit more today when the school districts are shifting. If you are looking at purchasing or renting a luxury home in the Buckhead area of Atlanta, please be sure you take this into account.
Do you need an agent who knows Buckhead and the current issues? Please feel free to contact Tim Francis Realty if we can help you with housing needs in Buckhead.
Price it right and they will come in droves! A Buckhead Home Sale Story – January 2012
While it is true that 2011 was still very much of a buyer’s market, as Tim Francis Realty starts 2012 we are seeing trends that show parts of metro Atlanta housing are already in recovery. Prices are stabilizing, demand is high when a good property comes on the market, and homes are going under contract quickly.
Tim Francis Realty was happy to offer this lovely Buckhead / Brookhaven home for sale in early December 2011. Within the first week on the market, we had very strong showing demand (like something you would see in 2006) and a solid offer on the home. Now, just six weeks later, we’ve had a successful closing on this Buckhead Home.
Interestingly, the house was NOT a short sale or foreclosure. It was a regular sale of a 10 year old home. This lovely home was meticulous, offered at a reasonable price point and ready for a new owner. The change in market from last January to today is significant. Overall inventory for the Buckhead / Brookhaven / Sandy Springs area is down to levels of 2001. Demand for homes is high, as there are a number of buyers looking for the right home to come on the market for them.
Even while under contract the home had multiple showings with the knowledge it was under contract. During closing week, the home had more phone calls for additional showings. Real estate is completely local. Tim Francis Realty believes Buckhead & Sandy Springs in early 2012 is already stabilizing and ready to rebound.
What real estate trends are you seeing in Buckhead and Sandy Springs?
Georgia Real Estate Forms changes coming for 2012, how will this affect our clients?
In the decade I’ve been a Realtor, the Georgia Association of Realtors has published forms for may be used by all real estate agents. This has been a tremendous benefit to Clients, Brokers, and all agents as you were basically dealing with a single Purchase and Sale Document in the state of Georgia that everyone was familiar with in the industry.
In 2012, this is all about to change. Tim Francis Realty has maintained its membership in the Georgia Association of Realtors (and National Association of Realtors.) A lot of folks have dropped out, as it’s over $400 a person to belong and times are tough. While there are a lot of good things about being a Realtor, I respect everyone’s right to make a business decision.
However, what this means is the GAR copyrighted FORMS that had been the only standard within Georgia, will no longer be the only standard. If you are a Realtor, or if you pay a forms fee of $199 per person, you will be able to still utilize these forms. However, if you don’t then you need to get your own forms. Conceptually I am good with this. BUT (and you sensed a BUT was coming didn’t you?) the challenge will be when we have a variety of forms and we need to understand what this form A says verses form B or form C.
The MLS in the state – FMLS & GaMLS (that make up metro Atlanta) are working together to come up with their own set of forms for use by any agent. I have also heard of some brokerages working together to offer a forms package. Both are good ideas, but not sure how well implemented they are. FMLS was going to offer about 10 forms to start – (today in GAR Forms – there are over 200.)
I am most concerned that this hurts the consumers in the long run when forms are no longer standard. For years, we’ve attended a forms class to understand the latest updates for the year in forms. (This year is no exception – I’m going Friday, January 13th, 2012 to get the latest.)
Our goal is to do what’s right for our clients. It will add another interesting layer in the Real Estate world to say the least. I am glad we are still part of the Georgia Association of Realtors and at least for forms we control, we will have the standard form. Time will tell how this one works out.
What changes are you seeing that will affect your clients in the year ahead?
It’s all about eating right, often and smart! How to lose weight in 2012?
2011 GOAL accomplished! Yeah! 20 lbs lighter for 2012!
I finally made the decision to get healthier this past year. Of course, like most of us, I spent more time than I should have thinking about it, but finally made the mental commitment to myself.
I’m an active tennis player and take walks a few times a week of about 3 miles, so I was getting decent exercise. However, the weight was still creeping up over the years. I went in May to meet with a nutritionist and figure out a plan that would help me lose weight, but even more importantly make a lifestyle change so that I could keep the weight off.
Fast forward to today, January 4, 2012 and I am 20 lbs lights – on someone 5’1”, this makes a big difference. The big key to achieving this goal is mindset. I really think it’s because I was determined to make it happen and had the right support.
My biggest lifestyle changes were eating better, less overall food, but eating more frequently. I learned to listen to my body and ate when I was hungry. Staying somewhat full is much better than that STARVING mode where you will eat everything in sight as you haven’t eaten in days.
Sheryl Westerman, my nutritionist was a huge help. She was supportive, helped me tailor my likes and dislikes to make it a plan that would work to lose and then be the right plan to keep on tract. The good news is that what I did to lose weight – eating smarter and more often is something I liked and can keep up with. I really wanted a sensible weight loss plan that was practical and more of a smart lifestyle update.
So, I share this more as encouragement of what can be done when you put your mind to something and have a strategic plan. I also learned IT’S ALL ABOUT WHAT YOU EAT! Now for 2012 – keep it off and maybe lose 5 more. I know I can make it happen.
What are you waiting for? What goals do you want to make happen in 2012?
Stump Grinding – Taking care of business in Atlanta GA – Jeff Hilyer – Stump Removal Services - Atlanta & Buckhead, GA Recommended Vendor Series by Michelle Francis, Realtor
Almost everyday our phone rings where folks ask who we would recommend for this or that task. Being in Atlanta, Buckhead & Sandy Springs Real estate sales, executive leasing and property management business, Tim Francis Realty see more than the average share of needed repairs and updates. It's critical to have a good team of go to people in place and we do. In this series, we are continuing to highlight folks Tim Francis Realty have had good success with and would use again.
We first met Jeff Hilyer outside our neighborhood subdivision taking out a tree stump so a new large magnolia tree could be installed. Jeff impressed me right away as he was friendly, intent on his task and took care of the job quickly. We took his card, as we knew it wouldn’t be long before we needed to remove tree stumps for ourselves or one of our homes we property manage.
Over the past three years we’ve used him a number of times, all with excellent results, a reasonable fee and care in a job well done. What we like is that he has the right machinery, returns calls promptly, comes at the agreed time and charges a reasonable amount. He’s also careful, which when you have a lot of underground utilities and you are digging is very important. In Georgia, we always utilize Call BEFORE you DIG services (www.call811.com or dial 811 on your phone) to have them mark the utilities BEFORE Jeff starts his work.
If you have young children they will love watching how the machine digs up the stump, at a safe distance of courseJ.
If you need reliable and good stump grinding service in Atlanta, Jeff Hilyer is your man. Give him a call at 770-652-8635.
To check out our other posts in this series around Buckhead & Sandy Springs in Atlanta, GA – click here for all of the vendors in Michelle’s Preferred Vendor Sereis we have written about!
Back in 2007, a new law entitled, "The Energy Independence and Security Act" was signed. It was expanded upon in 2010. As a result, new requirements and efficiency standards were placed in line for the common light bulb.
Well, I walked down the light bulb aisle at Home Depot about a week ago and Wow! Talk about confusing! So over this weekend, I did a little reading ... and I thought I'd share what I found. Hopefully it will prove beneficial to you and the links provided will serve as some guide when you're shopping for light bulbs next time.
First:The bulbs that are being phased-out are the four most common incandescent bulbs used ... the 40-watt, 60-watt, 75-watt, and 100-watt bulbs. Sales and supplies of these bulbs will not automatically cease upon the implementation date of the new standards. Stores will be able to sell their existing supply of 100-watt incandescent bulbs until they're out of stock. Manufacturers will not be able to produce any more of the bulbs, based on their old energy-emitting standards beyond the law's implementation date.
It's estimated that as much as 90% of the energy emitted from the old traditional incandescent bulb is wasted as heat, not light. 90%! The newer, more energy-efficient CFL's (Compact Fluorescent Lights) and LED's (Light-emitting Diode) can produce the same amount of light while using far less energy.
Second: Forget the old standard terminology. What you need to know and understand now is "lumens". New light bulb packaging will be required to display "LIGHTING FACTS". This should be helpful to you while trying to make a comparison of products and buying. Here's a handy guide that will help you replace your old wattage bulbs with those rated on lumens:
To replace a 100-watt incandescent bulb, look for a bulb that gives you about 1600 lumens. If you want something dimmer, go for less lumens; if you prefer brighter light, look for more lumens.
Replace a 75W bulb with an energy-saving bulb that gives you about 1100 lumens
Replace a 60W bulb with an energy-saving bulb that gives you about 800 lumens
Replace a 40W bulb with an energy-saving bulb that gives you about 450 lumens.
Third: Other terminology that will now become important refer to the bulbs appearance as "warm" or "cool". The bulb you choose for a specific location will most likely be based upon your personal taste for these conditions of lighting.
Fourth: You DO stand to save energy and money through replacement of your old bulbs with the new. But how much?
Below is a rule-of-thumb guide, as to those savings:
Energy Saving Incandescents — about 25% energy savings
CFLs — about 75% energy savings
LEDs — about 75% – 80% energy savings
It's estimated that an ENERGY STAR CFL bulb typically lasts up to 10 times longer than your old traditional bulbs. And ENERGY STAR qualified LED bulbs do even better, lasting as much as 25 times longer.
Yes, these new more energy-efficient bulbs cost more initially. That can't be argued. But if you truly realize the savings predicted above over the life of your new bulbs ... you'll be hearing "cha-ching"!
Fifth: So you make the decision to replace your old bulbs and invest in new, more energy-efficient ones. What other information regarding the new bulbs will be helpful moving forward?
Because CFL's (Compact Fluorescent Lights) contain a small amount ofmercury within them, at the end of their lifespan, these bulbs should be recycled. That recycling can be accomplished in a variety of ways, but below are your most convenient and accessible.
Just a note too ... ENERGY STAR-qualified bulbs earn a ENERGY STAR label by meeting the energy efficiency requirements set forth in ENERGY STAR specifications. ENERGY STAR is the government-backed symbol for energy efficiency helping us all save money and protect the environment through energy-efficient products and practices. They provide a replacement program to protect your purchase, should the bulb you buy not work. This is a feature that could be very helpful and cost-wise, given the upfront expense of the new bulbs.
Also, please note that not all bulbs are being phased out. Be aware that the following are not effected by the new law. The Energy Security Act focuses primarily on "general service light bulbs." A long list of specialty light bulbs, including plant lights, bug lights, appliance bulbs (such as refrigerator lights), colored "party" bulbs, rough service, 3-way incandescent, and candelabra base bulbs are presently on the exemption list. Some of exceptions will be reassessed in 2020.
I hope the above information "sheds some light" on the topic of the new federal standards surrounding light bulbs for you.
* Taking steps to save money is always wise. Why not see if you can save money within your present home by refinancing ... or buying a home VS renting. It costs you nothing to inquire and get the answers you need. Contact me today! I'll be happy to talk over your personal financial scenario and seek a money-saving solution for you.
I can be reached through any of the following means:
Atlanta & Buckhead, GA Recommended Vendor Series 2012 by Michelle Francis, Buckhead & Sandy Springs Realtor
Almost everyday our phone rings where folks ask who we would recommend for this or that task. Being in Atlanta, Buckhead & Sandy Springs Real estate sales, executive leasing and property management business, Tim Francis Realty see more than the average share of needed repairs and updates. It's critical to have a good team of go to people in place and we do. In this series, we are continuing to highlight folks Tim Francis Realty have had good success with and would use again.
Since we have found reliable, credible vendors and we know that our clients and friends need these same types of services, we wanted to put them in a one stop spot to check in for various services. We will continue to add different vendors – so check back to see who’s made the list!
All vendors are current as of 2012! Click on the blog posts below to get additional info on each vendor as well as their contact info. Be sure to say we sent you to them!
NOTE: Please realize these are all unsolicited referrals. We love the work they do, reasonable price points, and are choosing to share their names. (We don't make money off referring them.)
Selling for a loss or should you rent your current home out?
I read a fabulous blog today by Margaret Woda - Ready to buy a home, but can't sell?. There are many ways to move if you have a need, but don’t want to sell your current home at a loss. Margaret touched on how you can get the money for a down payment for your next home without selling your current home.
Why is renting out your current home a good move? If you have to move out of state or go on an international assignment, renting might be a great option. Or, if you are out of space – you bought it when you needed less space and now you are bursting at the seams, but owe more on your mortgage than you could currently sell your home for, renting might be an option.
Consider some of the benefits of renting out your home:
1.If you sell your personal home at a loss, this loss is not deductible on your taxes. However, if you sell a home that is an investment property (which your home becomes when you rent it out to others) you may be able to claim a loss when you sell it.
2.When you own rental property you may depreciate the house (not the land) over 27.5 years on your annual tax return. This can be a nice tax advantage.
3.The rental market is strong in many markets. For Buckhead & Sandy Springs luxury rentals, there just aren’t enough good rental homes for the demand and prices are continuing to increase. We expect this to continue. So, your mortgage payment at a good interest rate might be able to be covered by your rental payment.
4.If you don’t rent the home out and sell it for a loss, you might have to use whatever savings you have to pay the difference in what you owe on your mortgage and the lesser sales price. This will negatively impact your cash on hand to buy the next property.
5.We’ve had a number of owners remark to us that renting out their home is one of the best investment returns they can get right now on their money.
6.Your first step should be to verify that your neighborhood HOA allows rentals and what the guidelines are. This is especially important for condo and townhome communities where there can be no rentals or limited rentals allowed.
Renting out your existing Buckhead home may or may not be a good option for you. If you need or want to move, it’s a great option to consider determining if it works for you. (Note: We are not advocating this if you are in financial distress.)
Tim Francis Realty has offered leasing and property managing luxury rentals in Buckhead and Sandy Springs Georgia for 10 years. Don’t hesitate to contact us or your local NARPM (National Association of Realtor Property Management) associate to discuss this option to see if it is good for you.
Nathan of Rentec Direct highlights an important piece of legistlation for all investors and landlords. Paperwork is always time consuming, but this one would have been particularily challenging for landlords.
As you may or may not recall, depending on how close-knit you are within CPA circles, there was a significant new tax consequence and reporting requirement introduced for landlords within the Small Business Jobs Act and the healthcare reform bill passed in 2010.
This new reporting requirement was introduced to help the IRS better monitor landlord property expenses by requiring a 1099 to be filed for all independent landlords for payments during the year to any vendor or individual exceeding $600. Examples of 1099 recipients would include: gardeners, landscapers, contractors, property managers and repair services.
Earlier this year with support from Realtors, landlords, and landlord associations such as the NARPM all contacting their representatives to object to this over-reaching reporting requirement; both Congress and President Obama got the message and decided the filing burden was too great for smaller landlords. The requirement for rental property owners to file 1099's was repealed in May of 2011. The senate voted 87-12 to approve the repeal and it was signed shortly thereafter by Obama.
This is good news for landlords, your 2011 taxes just got a lot easier as you do not now have to collect tax information from your vendors, nor report it on the 1099-MISC form as proposed in the Small Business Jobs Act.
Cal Yoder in Lititz, PA (Lancaster Area) writes a fabulous post on the Value of a Good Real Estate Agent. We are working for our clients' best interests and continuing to build a strong referral business through our EXPERIENCE.
The "savings" of not using an agent can cost you far more than you realize, or be paid to the listing agent, when you don't get represenation, but do pay the listing agent the $$ you thought you saved.
Enjoy the No need to PANIC difference if you have a valuable real estate agent!
What value does a good real estate agent have? Recently I have encountered a larger number of persons who are trying to sell their own home or contact the listing agent to buy. I suspect this is due to the fact that these persons want to save money and fail to see the value of a good real estate agent.
Why do I believe I am worth the money I receive in a typical transaction? My value as a good real estate agent is in what I have dubbed the PANIC difference. The PANIC difference is:
Pricing. The ability to determine a value which is fair market and is a realistic appraisal figure. In the current market this takes some expertise. A good real estate agent has advance training, experience and tools of the trade to help a client determine a reasonable selling price or a reasonable offer price. This skill must not be minimized by either clients or other real estate agents.
Agency Relationship.Most consumers do not understand the importance of having proper representation. Too many throw caution to the wind, believing they will save some money if they go the road themselves. I am amazed someone will embark on a several hundred thousand dollar decision without proper coaching, education or experience. I believe so strongly that a consumer is best served by finding an agent who they trust and has the proper experience and using that person by signing a Exclusive Buyer Agency contract. Do you understand how to structure a deal to ensure your well being? Do you understand contingencies to the agreement of sale and how they work? Do you want inspections? Without proper representation, you will basically go it alone. That is your choice, but one I would not advise.
Negotiation abilities. It also takes some experience to understand the negotiation tactics as a contract is being worked on, signed and completely executed. Again without proper representation, you the consumer are on your own. I recently had a client who told me, “You do not seem too worried about this, so I guess I will not worry.” An agent, who can remain calm, even during tense times, is well worth it.
Insurance policy. Will you buy an insurance policy on your new home? If so, why? The simple answer is to protect your asset against possible catastrophic events. The value of a good real esate agentis very similar to buying home owner’s insurance. Most buyers and sellers I meet have no idea of what could go wrong or what it actually takes to complete a real estate transaction. A good real estate agentis like a great insurance policy.
Contacts.I have been reminded of this recently. A buyer used one of the inspectors I had suggested. This buyer was from out of town and did not know anyone. The buyer was incredibly impressed with the inspector’s professionalism and thoroughness. I also, have many contacts for mortgage, insurance, carpenters, electricians, plumbers, etc. These contacts are invaluable to you the consumer.
When selling or buying a home or investment property, you will not need to PANIC, if you hire a good real estate agent. The value of a good real estate agent far exceeds what it may cost you in this onetime fee associated with the real estate transaction.
Want to learn more about the value of a good real estate agent, please contact me.
An agent who places your interests as his first priority. Cal Yoder
Your Homes for Sale in Lancaster Agent
Keller Williams Realty Lancaster
1630 Manheim Pike
Lancaster, PA 17601
Office Phone: 717-735-1145
Cell Phone: 717-413-0744
You can find great local Lititz, PA real estate information on Localism.com The Living in Lancaster Group - Cal Yoder717.413.0744 is a proud member of the ActiveRain Real Estate Network, a free online community to help real estate professionals grow their business.
Tim Francis Realty is a boutique real estate firm that offers Residential Buying , Selling, Executive Home Leasing and Property Management in Atlanta, Buckhead and Sandy Springs, GA. Give us a call, ya'll. 404-219-9760
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.
Tim Francis Realty was happy to offer this lovely Buckhead / Brookhaven home for sale in early December 2011. Within the first week on the market, we had very strong showing demand (like something you would see in 2006) and a solid offer on the home. Now, just six weeks later, we’ve had a successful closing on this Buckhead Home. 
Posted by 
However, what this means is the GAR copyrighted FORMS that had been the only standard within Georgia, will no longer be the only standard. If you are a Realtor, or if you pay a forms fee of $199 per person, you will be able to still utilize these forms. However, if you don’t then you need to get your own forms. Conceptually I am good with this. BUT 
We first met Jeff Hilyer outside our neighborhood subdivision taking out a tree stump so a new large magnolia tree could be installed. Jeff impressed me right away as he was friendly, intent on his task and took care of the job quickly. 
Why is renting out your current home a good move?
Renting out your existing Buckhead home may or may not be a good option for you. If you need or want to move, it’s a great option to consider determining if it works for you. (Note: We are not advocating this if you are in financial distress.) 
As you may or may not recall, depending on how close-knit you are within CPA circles, there was a significant new tax consequence and reporting requirement introduced for landlords within the Small Business Jobs Act and the healthcare reform bill passed in 2010.
representation. Too many throw caution to the wind, believing they will save some money if they go the road themselves. I am amazed someone will embark on a several hundred thousand dollar decision without proper coaching, education or experience. I believe so strongly that a consumer is best served by finding an agent who they trust and has the proper experience and using that person by signing a Exclusive Buyer Agency contract. Do you understand how to structure a deal to ensure your well being? Do you understand contingencies to the agreement of sale and how they work? Do you want inspections? Without proper representation, you will basically go it alone. That is your choice, but one I would not advise.
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