Atlanta Intown Insider

www.LiveInAtlantaGA.com (website)

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

404-604-3101 Fax

Assisting the Relocating Seller.....brutal honest truth is necessary

Thu, 21 Jul 2011 18:38:14 -0700

I consider myself an ITP guy (Inside The Perimeter) – while I occasionally assist clients who want to explore areas outside of I-285, my primary focus has always been the intown neighborhoods -(I love selling in Morningside, Virginia Highland and the surrounding neighborhoods). Yes, I’ve sold homes in Alpharetta, Sandy Springs, Dunwoody, Marietta, Roswell, Cascade/Campcreek, Tucker, & Stone Mountain to name a few…..yet nearly 90% of my business is ITP.

A past client asked if I might be able to assist her co-worker who’d recently relocated to D.C. for a new position and was struggling to get her home sold. There are a number of programs out there where employers offer relocation incentives, yet require buyers/sellers to use their “approved” agents in order to qualify. Unfortunately, the relocation companies take a massive percentage of the agents’ commission – therefore you don’t have a great deal of top agents willing to participate in the program.

The seller had a few of the progam affiliated agents come out and give comp’s & suggest list prices in February…..let’s just say the market wasn’t anywhere near the numbers she was quoted – the median suggested value was more than 20% above where she should have been. After the required 90 period the relocation program required her to use their affiliated agents was up she was fed up & ready for a change.

She called me & explained the situation. The seller had a home in Clarkston, just outside of I-285 (not too far from the Dekalb Farmer’s Market)….yet not really a location that had a lot of demand from buyers currently in the market. I told her that I tend to give the brutally honest truth to sellers and don’t always have the information they find comfortable or exciting to hear, yet it is the true market activity & how they chose to act after hearing it is totally up to them. (For most sellers that means staying in their homes right now as they often are inverted or don’t want to lose all of the equity they’ve worked hard to achieve, which is totally understandable considering our current economy).

I developed the comparative market analysis & let the seller know that it would required more than a 20% reduction to even get in the range where buyers would consider her property…..and that wasn’t a guarantee that they’d pay that amount & even more importantly, that the home would actually appraise for that amount due to a lack of recent sales in the area of comparable properties.

My advice was either to rent the property for the foreseeable future or attempt the 20% price reduction and be prepared to cover Buyer Closing Costs up to 3% of sales price & some repairs (typically in the 1^st time homebuyer price range it is wise for seller’s to have $1,000-$1,500 set aside following the Buyer’s home inspection for additional repairs – as long as all of the mechanical, electrical, plumbing systems are working properly).

2 Weeks later we had her home repositioned on the market & Buyer showing traffic increased from what she’d seen in the prior listing period. Within 3 weeks we had an offer on her property….we actually ended up with 2 offers on the property (one was too low – which helped reinforce the data I’d sent the now out of state seller as to how the values had significantly dropped in her area – plus there was a new foreclosure listing on her street).

We were able to make one of the offers work – at roughly 98% of list and under contract in less than 30 days. While many would celebrate….I looked at this at yes, the 1^st major hurdle – but far from the finish line. We negotiated & addressed repairs following the Buyer’s Inspection, and then I got to what I considered the biggest hurdle….the FHA appraiser.

Since these appraisers can come from anywhere and have no intimate knowledge of the neighborhoods I do my best to protect my clients interest & provide local knowledge to help ensure the appraisers are on the right track (some live in Macon or Acworth and then travel down into the city of Atlanta/metro area and conduct appraisals on areas they truly don’t know well at all – yet they look for comps within a 90 day window, sometime 180 day window in a specific radius of the property & don’t want to make more than a 15% adjustment on values). It’s a tough job – banks are breathing down their necks because they’re scared to have bad notes/artificially inflated values, so the appraisers are looking to minimize risk by scrutinizing values and keeping them as low as possible, which may or may not support the sales price. Considering the amount of work & time they have….I tend to try to assist in the process by providing my CMA of actives & solds along with distances from my listing, dates of sale, and a paragraph explaining the differences we’ve seen from actually having been in the other properties.

I see this portion of the transaction one of the most value-added components of the process I provide to my clients, yet they usually don’t understand the importance of it – considering they see a buyer & themselves having already agreed to a price & are looking forward to a closing date. But believe me, if they suddenly lose an additional 10k-20k or even as much as 100k because an appraisal came in below the agreed upon sales price & the buyers couldn’t get financing for the deal…..they’d be devastated.

We were able to proceed with the closing, ensuring the seller didn’t have to make any more mortgage payments on a now vacant home & allowing her to move on with her life – which now could be focused 100% in the D.C. area.

It’s about being realistic, staying up to date with market data/trends, and being the eyes & ears for your clients – especially when they are no longer in the area. We take an oath as realtors (not as mere licensed agents) to subscribe to a code of ethics & commit with our brokerage agreements to serve the best interest of our clients. I take this responsibility very seriously & believe that when you are given the opportunity to positively impact the lives of others, especially when handling some of the largest financial decisions of their lives, you must live by the Platinum Rule (do onto others as they’d like for you to do on to them) & remember that when you do good, more good will come your way.

If you know someone facing the challenge of selling their home, while encountering challenging market conditions…. definitely if they are relocating out of the Metro-Atlanta area, please let me know & we’ll be happy to assist them during this important transition within their lives.

With recent appearances on Good Morning America, ABC World News, HGTV and in the AJC….I’m glad to know when we consistently deliver a truly value-added service, people take notice & appreciate our efforts. My goal is to positively impact as many lives as possible in the Metro Atlanta area, 1 family at a time.

Call Mike for Results You’ll Like!

Michael Neville

Real Estate Consultant

Keller Williams Realty Atlanta Midtown

404-310-8364

www.LiveInAtlantaGA.com (website)

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

404-604-3101 Fax

Now Here's Some Inspiration.....this is what fuels me when I'm battling the banks

Fri, 17 Jun 2011 11:01:50 -0700

No one should claim the short sale process is simple, easy & quick….yet it’s a very necessary component in stabilizing our market & enabling people to transition onto the next chapter of their lives.

We work long hours & dealing with banks can be incredibly frustrating at time, which is why I keep thank you letters like the one below that I just received from a seller in Atlanta who we recently helped successfully complete a short sale posted on the walls in my office as a constant reminder of whom we’re helping. It helps to fuel the internal fire to push forward and find a way to be successful on each negotiation.

Time to keep fighting the good fight…..

“Hi Michael,

I do want to take this opportunity to thank you so much for all your diligent work in guiding me through a successful Short Sale. I understand that short sales require much more work for the realtor than a traditional sale and not all realtors are knowledgeable on the subject. But you fully understood the entire process and knew exactly what the banks would be looking for. You provided excellent guidance and council and were fully prepared to deliver to the bank/investor the necessary documentation to prove that we were delivering the best deal they could acquire.

I so much appreciate you continuing to negotiate after the bank asked me to sign a Promissory Note and pay a substantial amount of cash.

Your final negotiations were a success and I was so amazed that I went to closing not owing a penny and relieved that BofA provided a waiver so I never have to worry about them coming after me with a deficiency judgment.

Thank you again for your professionalism, guidance, and council. I have and will continue to recommend you to anyone looking for an outstanding realtor!

Best Regards,

Sherry”

So, if there’s a “Sherry” in your life, or you identify personally with “Sherry” and are facing financial hardship and need assistance in avoiding foreclosure and negotiating a short sale in the Metro Atlanta Area, give Michael Neville a call (404)-310-8364 or drop an email (Mike@LiveInAtlantaGA.com ) .....let us do the heavy lifting, it’s our pleasure to relieve peoples’ burden & help stabilize our market in the process.

Michael Neville

Real Estate Consultant

Keller Williams Realty Atlanta Midtown

404-310-8364

www.LiveInAtlantaGA.com (website)

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

404-604-3101 Fax

Another Successful Short Sale - Win-Win-Win scenarios

Fri, 17 Jun 2011 10:19:09 -0700

Late last fall I was contacted by a woman who’d been surfing the web looking for a local short sale expert…when she came across info about my track record of success in the Atlanta area. We discussed her situation over the phone – 2 years after being laid off, she’d thrown her hands up and admitted she needed help and had to get rid of the burden of her home mortgage.

My only disappointment in the whole situation is that she hadn’t contacted me earlier, as she’d been pulling money out of her retirement fund to pay the mortgage for nearly a year…..something I NEVER want to see my clients have to do.

We immediately qualified her & got the listing process started. Her townhome community across from the Glenwood Park development in Glenwood Green, officially in Ormewood Park & close to East Atlanta Village, had been hit hard by declining values.

We initiated a strategic price reduction schedule to ensure the bank knew we were attempting to get top dollar, yet have the supporting documentation to show how the listing appointments correlated with different price points. I’d informed the seller I anticipated exactly where offers would be accepted based on comps & thresholds of loan value recovery from the bank, it was a matter of being methodically so the bank would be in agreement with taking a nearly 50% loss on this loan.

We had low-ball offers & half-hearted offers, yet when they saw our required special stipulations & offer instructions those parties either retracted their offers or my seller respectfully declined them as we knew those weren’t serious candidates to commit to the process or reach approval from the bank.

By the end of March, we’d received a solid offer at exactly where I anticipated would be the bottom of the threshold (the outstanding mortgage was roughly 230k…the offer came in at 125k with 3k seller cc’s & standard commission…the bank would net roughly 113k).

We supplied all necessary documentation, provided a detailed packet prior to the bank BPO (some would refer to this as to as the equivalent bank’s own internal appraisal of value), and then received Bank of America’s response.

They approved the purchase & sale agreement, except they wanted another 18k in the form of a promissory note from the seller…..so it was time for more fun negotiations –after being proactive & praising the negotiator for prompt responses, it was time to clearly convey that someone who’d been depleting their lifesavings for over a year & no employment options on the horizon would not be bringing a dime to the table – yet this short sale ensured they’d save thousands on processing a foreclosures with attorney fees, eviction, holding costs in queue for being brought to market, as well as potential damage/theft to a vacant property, etc.

B of A came back 2 weeks later with a full approval, no promissory note, and a full discharge. Thanks to clear lines of communication & setting the proper expectations, we were able to have the buyer’s side get their FHA loan completed within 3 weeks & closed this short sale just 3 days prior to the foreclosure auction date. From Contract to Close we got this short sale done in just over 2 months!

ANOTHER SUCCESSFUL ATLANTA SHORT SALE NEGOTIATION!!!!!!!

This was a win for the seller getting out from over 100k in additional debt and avoiding further damage to her credit score, a win for the buyer who got in below other distressed property transactions closing around us (plus he got upgrades throughout & a move-in ready, well-cared-for home), and definitely a win for the realtors as I was able to protect our full commission & add to our legacy of successful short sales in the Atlanta market and know that we’re helping people move forward from difficult chapters in their lives.

The keys to a successful short sale are knowing the types of loan(s) involved, master servicer(s) …what many refer to as the bank – (yet most banks don’t actually hold the loan, it’s held by an investor & they just service the debt collection), the systematic approach to presenting documentation for approval & demonstrating the values are in line with optimal market position. Having a great closing attorney office in your corner helps tremendously as well, as they prep & revise HUD-1’s quickly & run preliminary title so you don’t waste your time on a short sale file that has countless liens that will stop you from reaching the closing table. My attorney of choice for all of my short sale listings is Travis Lackey of McLain & Merritt in Buckhead. Oh….it also doesn’t hurt to be persistent & have open lines of communication with clear expectations J

So, if you or anyone you know is facing financial hardship and need assistance in avoiding foreclosure and negotiating a short sale in the Metro Atlanta Area, give Michael Neville a call (404)-310-8364 or drop an email (Mike@LiveInAtlantaGA.com ) .....let us do the heavy lifting, it’s our pleasure to relieve peoples’ burden & help stabilize our market in the process.

Michael Neville

Realtor, CDPE, Short Sale Expert

Keller Williams Realty Atlanta Midtown

404-310-8364

www.LiveInAtlantaGA.com (website)

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

404-604-3101 Fax

Good Morning America - What Can $100,000 buy you in today's market & Key Buying Factors

Thu, 21 Apr 2011 07:58:48 -0700

Yesterday afternoon we shot the piece that aired this morning on Good Morning America. 4 Hours of taping condensed into less than 2 minutes almost ensures that part of the key components hit the editor's floor...so here' the rest you should know.

While we’d all love to buy a home for under $100,000 – it’s not always that simple. The fundamental components to what I was interviewed on & aired this morning on Good Morning America was the fact that we are in an unprecedented period in time where people are capable of purchasing property with an incredibly large volume of homes on the market & with great interest rates. The combination of these components leads to an unrivaled period in modern America to purchase a home. The % of your total income that would be utilized to pay for principal, interest, tax, and insurance is a fraction of where it has been previously.

Without a doubt, people are able to cut their monthly expenses by purchasing a home in the current market rather than throwing money away as renters. Now, there are people and situations that dictate whether people should rent rather than buy, yet for those who are ready, willing, able & have explored their exit strategies….right now is an absolutely incredible time to purchase a home or homes.

Yes, that’s right – HOMES. This isn’t a secret, numerous experts & best-selling authors (Richard Kiyosaki and Gary Keller are the first 2 that come to mind) about the concept of creating passive income and long-term wealth by developing a portfolio of real estate. The current market is a prime example of the “Buy & Hold” strategy where you can rental properties that create positive cash-flow instantly while paying down the principal loan amount on recently acquired investments.

For others, it’s about the opportunity to acquire their primary residence at incredible value – possibly cutting down their monthly expenses or finally being able to move-up to the neighborhood they never thought they could afford. No matter the reason, Buyers ARE making those dreams a reality.

The home featured in the Good Morning America segment is in the “Metro Atlanta” area – it actually is in Decatur, GA 30034 – OTP (Outside The Perimeter). Depending on the distance from the heart of the city and the commercial infrastructure that was in place prior to the boom – the ripple effect following the crash could have ranged from what some would consider 5 foot waves to that of a Perfect Storm. Areas that saw rapid expansion, cookie cutter large scale developments, massive predatory lending, and limited commercial infrastructure have been impacted in a devastating manner.

Historically, all cities grow systemically out as a common practice, and if there is a period of retraction….the property on the outskirts will experience the greatest drop off in value from the peak of the market. For this reason, a home that previously sold for $180,000 – with refinances reaching well above $225,000 with supporting appraisals….can now drop as low as $50,000.

When buyers come in with their wishlist it can sometimes sound like this: “I want a 3 bedroom, 2 bath home in the heart of the Atlanta – possibly Virginia Highland or Inman Park for under $100,000 with granite counters and stainless steel appliances, can you make that happen for me?”….Rather than dismissing their dream, & trust me that request is a pipe dream for those neighborhoods where you’d be a hero for finding a quality home in the high 300’s or low 400’s that met the other initial criteria, it’s about asking “What are the key components for you? Have you looked at the recent sales/comps in these neighborhoods and those of the surrounding neighborhood? When can we conduct an initial consultation where we’ll walk you through the home-buying process scenarios in the current market & ensure you get pre-qualified for a loan if you require financing” Basically, it’s about educating the buyers and then being able to assess their situation & desires. If the key is under 100k then we’re going to look at a completely different neighborhoods in Metro Atlanta, and they won’t have the high reputations of Virginia Highland or Inman Park. If it’s about being in the heart of the city then we’re going to have to discuss price points and bed/bath count. We had a “steal of a deal” for the Morningside neighborhood with a 4 bedroom/4 bath home with the rare 2 car drive under garage for just over 500k….but it’s all relative to where the values were, locations, and surrounding circumstances.

The condition of the properties makes a huge difference in how the buyer pool will respond, as well as impact what loans they can qualify for. If a property is missing it’s hvac condensers, all built-in kitchen appliances (stove, dishwasher, refrigerator) then it more than likely won’t qualify for a very common 1^st time buyer loan…the traditional FHA loan. You’ll notice I’m not saving NEVER, as HUD homes are allowed to have escrow accounts for repairs. There’s also the FHA full 203k or 203k streamline, which are renovation loans….but there are additional expenses involved with these loans beyond what the traditional FHA loan involves. Conventional loans can vary from lender to lender and there’s always the CASH Buyer, who often times in this market likes to flex his/her muscle by demonstrating the ability to close quickly and with limited/no contingencies in order to demand the lowest acquisition price possible.

Whatever the case may be, it helps tremendously to have experienced advocates on your side in the form of a great realtor & a quality lender that look for solutions to “speed bumps” rather than saying issues of a home is a complete roadblock. There’s always a solution, it’s just a matter of evaluating the time and money involved to see if it’s ultimately worth it.

If you or someone you know is in need of an Expert Realtor to best serve their interests in Buying or Selling Real Estate in the Metro-Atlanta Market, please don’t hesitate to “Call Mike For Results You’ll Like!”

Michael Neville

Real Estate Consultant

Keller Williams Realty Atlanta Midtown

#1 Individual Realtor for KW Atlanta Midtown '09

404-310-8364

www.LiveInAtlantaGA.com (website)

Short Sale Info & Avoiding Foreclosure: www.AtlantaDignifiedSolutions.com

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

404-604-3101 Fax

Testimonial for Michael Neville & Associates....Exceeding Seller's Expectations Is Our Goal

Mon, 04 Apr 2011 13:44:03 -0700

Michael Neville goes beyond the "call of duty" for a seller.

He found me when I did not know I needed a realtor, gently guided me toward clarification of my amorphous goals, led me to state my needs for relocating, and even helped me empty my house after the sale.

To say that Michael Neville is a "full service" realtor is to understate. Michael is a fine, well rounded human being who is tuned in to other human beings, their needs, and the variety of ways there are to meet human needs, not only for shelter, but for self expression, self fulfillment, and self knowledge. Allow him into your home and share your ideas about what your next steps might be. He's the man to see your dream through!

Margo Dixon

* This was a letter of recommendation & validation I received from one of my recent clients whom I had the pleasure to assist. I've had a handful of deals in the Morningside & Virginia Highland neighborhoods of Atlanta recently, and each is rewarding for its own reason. Assisting Margo with the sale of her home was incredibly special & validating that we DO make a positive difference in peoples' lives through our work in real estate. Having such a glowing endorsement is just icing on the cake.

If there's someone you know needing the assistance of a realtor in the Atlanta area & want them to be able to express similar sentiments after the experience is complete - please call or email me, Michael Neville, and it will be my pleasure to assist.

Michael Neville

Real Estate Consultant

Keller Williams Realty Atlanta Midtown

#1 Individual Realtor for KW Atlanta Midtown '09

404-310-8364

www.LiveInAtlantaGA.com (website)

Short Sale Info & Avoiding Foreclosure: www.AtlantaDignifiedSolutions.com

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

404-604-3101 Fax

Living Well Below Your Means - Minimizing Monthly Expenses

Mon, 28 Mar 2011 19:13:10 -0700

So, I had a client who was a little savvier than some & who had a desire to reduce his monthly expenditures significantly. He’s a single guy who has been spending just under $1,000 a month on rent. We’ll call him Joe for the purposes of this blog entry. Joe is a regular guy who doesn’t need or desire anything fancy. He just wanted a place he can lay his head, that’s centrally located in the heart of Atlanta (only 5 minutes to his office), close to the nightlife of Buckhead & Midtown, preferably a gated-community, with reasonable HOA fees.

Joe’s idea was to get a 1 bedroom condo that would be adequate space for himself for the next few years & then he’d either look at renting the place or possibly selling….even if he just broke even or lost a few thousand at that time the economics I’m about to explain would be well worth it to him.

Joe’s goal was to buy a foreclosure condo in Atlanta for straight cash – thereby having NO monthly mortgage payment (nevermind the accrued interest on a loan) & he’d save on the closing costs as there’d be no loan origination fee involved either. All Joe would have to pay for is his monthly HOA’s & the yearly taxes (which will be appealed to have them reduce the tax assessed value to more accurately reflect the current market value following the foreclosure acquisition).

There were a few developments in mind, especially in the Midtown area and leading up to Buckhead. When it came down to it we wanted to keep the HOA’s as low as possible & found a great opportunity in the Collier Green development – only a few minutes from the heart of the city, just northeast of the Atlantic Station area. We were able to acquire a move-in ready 1 bed/1 bath condo with stainless steel appliances in place for just over $30,000.

Let’s break it down….combined HOA & Property taxes = roughly $325/month –even if Joe had done a 30-year mortgage on the property he would have had monthly expenses of roughly $500 for P.I.T.I (Principle, Interest, Tax, Insurance) & HOA’s a month --- roughly HALF of what he was currently paying a month on rent. Buying at that rate would have saved Joe roughly $6,000 a year by purchasing rather than renting.

But….since Joe purchased with cash savings and has no mortgage, he’s saving roughly $675/month…meaning $8,100 in SAVINGS EVERY YEAR by OWNING rather than RENTING.

We’re blessed to have so much in this country that even a single person living in a 1 bedroom/1 bath condo is considered living well below their means, for others…..I’d say it’s just savvy living and positioning yourself to invest elsewhere – whether that’s investing in your retirement fund, purchasing another property, or enjoying a slightly higher quality of life with an extra meal out or trip….with plenty left in the piggy bank.

If you know someone trying to make a similar strategic move in the Atlanta area, please let me know and I’ll be happy to assist. It doesn’t necessarily have to be all the way down to a 30k property & $325/mo expenses, even if you just want to downsize from 350k to 150k –it can be done!

Michael Neville

Real Estate Consultant

Keller Williams Realty Atlanta Midtown

#1 Individual Realtor for KW Atlanta Midtown '09

404-310-8364

www.LiveInAtlantaGA.com (website)

Short Sale Info & Avoiding Foreclosure: www.AtlantaDignifiedSolutions.com

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

404-604-3101 Fax

Short Sale, Estate Sale, Multiple Liens all wrapped into 1....Success & Done, on to the Next One!

Fri, 11 Mar 2011 14:37:38 -0800

I was contacted by a woman in the Fall about a few homes in the Kirkwood & East Atlanta neighborhoods that her mother had owned. Now, as the executor of the estate - it was time to sell them and move on. She'd seen my signs in the area & decided to give me a call. I'm not sure there are too many realtors willing to deal with the banks in a situation involving multiple liens and small properties (each less than 80k).

The outstanding loan balances on her mother's former primary residence was well more than double the market value, not to mention additional credit card debt, taxes, etc. We were in for a "fun time" with Bank of America on this one. Honestly, I usually enjoy dealing with Bank of America and the equator system compared to some of the other banks that can be even harder to reach/communicate with.

What was amazing is how many hands touched this file & directed it in the wrong channel or merely didn't read the obvious important facts......like the fact there was a death certificate, letter of testamentary, etc. --- so when they ask:

Why is the signature different than the original loan documents 20 years ago? (um...really -ok, I'll state it again - she is deceased & the executor signed everything --I was only asked this at least 15 times)

Does the signee still reside in the home? (again, she is deceased....as the death certificate indicates)

Where is the signee's 2010 tax returns & last 2 paycheck stubs? (um...again, she is deceased)

And so many more lovely questions where we had truly already answered them in Equator during the uploads & gave explanations/supporting docs....but the calls & emails from employees who are overworked, underpaid, and definitely not encouraged to take the time to process information & think were struggling to piece it all together for themselves.

It gets to be a little frustrating to continuously explain.....she is deceased, not to mention this is already an understandably emotional & trying chapter of her daughter's life - but to have the bank keep asking the same questions & even rejecting the short packet (don't worry we kept send it back in --unfortunately we ended up having to make the header of each page read "DECEASED - ESTATE SHORT SALE" just so they wouldn't keep trying to code it for loan modification, HAFA, etc.

We had BofA approve the 2nd lien position in just over 2 weeks!

We had BofA miscode/misdirect the 1st lien position for over 3 months - changing departments and then negotiators 6 times.....after a yet another error & denial of the packet - we made countless calls, resubmitted the packet, head an executive review of the previous mishandling & had it escalated - with an approval within 2 weeks.

It took 4 months - but in the end we had multiple loans & additional liens cleared to sell this Kirkwood home.

The 2nd property is about to be listed (no outstanding loans on this one thankfully). But no matter what, if it's possible to get a short sale done so homeowners/their families can move forward with their lives - we are here to get it done. 100% of the short sales we listed in 2010 were approved & CLOSED.

I am CDPE & fight hard to ensure my clients get the dignified solution they desire. So if you or anyone you know is facing foreclosure in the Metropolitan Atlanta area just "Call Mike for Results You'll Like". We handle short sales on single family homes, townhomes, condos, even multi-family developments. Our favorites are the Jumbo Loan market negotiations. It takes a special touch to be able to get a bank negotiator to understand that taking a $300,000 loss on a $700,000 loan is truly in their best interest....but that's what we're here to do - so people can move forward with their lives & we can help to stabilize neighborhoods throughout the city. It doesn't matter where you are: Morningside, Virginia Highland, Kirkwood, East Atlanta, Grant Park, Buckhead, or Brookhaven - Short Sales are impacting each neighborhood and will be a significant part of the real estate landscape for the next few years in the Atlanta area.

Michael Neville

Real Estate Consultant

Keller Williams Realty Atlanta Midtown

#1 Individual Realtor for KW Atlanta Midtown '09

404-310-8364

www.LiveInAtlantaGA.com (website)

Short Sale Info & Avoiding Foreclosure: www.AtlantaDignifiedSolutions.com

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

404-604-3101 Fax

Goodbye to Era - a flashback to the good ol' days - Morningside Pocket Listing Sale

Mon, 28 Feb 2011 17:53:32 -0800

Last summer, I was contacted via email by a woman well in to her retirement looking to know the value of her Morningside home. She’d been in the home for the last three decades and wasn’t sure of what values were these days, especially with foreclosures and short sales impacting every segment of the market.

I offered to visit her home so I’d be able to then compile a list of comparable sales in the area. What I entered into that summer afternoon was not merely a home, it was more of a portal back in time to the “good ol’ days” and the memorabilia of a 30 year marriage. This wonderful woman was filled with countless stories about her husband, son & daughter in this home, a lot of information to digest, a color past & a hilarious sense of humor.

We’ll call her Mrs. Smith for the sake of privacy. When I came in it was clear that Mr. & Mrs. Smith could have possibly been conservationists, while others may have considered it hoarding. Thirty years of living was contained within these walls & every trinket you could imagine was there to document their lives in this home and honestly items all the way back to their school days too.

Mrs. Smith escorted me around as I checked the condition, flow, usable space/square footage and improvements on the home. Some rooms were literally filled floor to ceiling with items – Mr. Smith had always been incredibly resourceful and built countless contraptions/tools. Mr. Smith was eco-friendly long before it was ever considered cool. Mrs. Smith had a unique hobby & collection of let’s say figurines which was endearing and sweet, but took up a tremendous amount of space.

While walking through the home Mrs. Smith revealed the real reason she wanted to know the value of the home was the fact it was time to sell and move on. She’d had to place her husband, suffering from severe condition, in an assisted living facility as unfortunate as it was because Mr. Smith’s need were beyond what she could address on her own.

This was not merely going to be the sale of a classic home in a great intown neighborhood, this was going to be the physical and emotional transition of a woman who’d just had to be separated from her husband for the first time in 30 years. Needless to say, this process was going to require care, understanding, patience, perspective, and an ability to think outside the box for solutions/strategies that aren’t used on a regular basis in the current market.

Over the next few months, Mrs. Smith and I would touch base every few weeks – with setting goals to have 1 room purged a month to eventually reach a point where we could consider bringing real estate agents in to preview the home….as it would be several more months, if not a year, before the home could be “show worthy” for the FMLS. Friends, other agents, & neighbors had suggested getting a professional company to purge everything. Heck, the thought crossed my mind more than a few times. But, it was clear if you sat down with Mrs. Smith and truly listened to her, she needed to do this in her own way – 1 box at a time.

It wasn’t the financial expense of a cleaning crew that was the major barrier. It was the fact that Mrs. Smith needed to be able to say good-bye to her husband, her family memories, and so much more one box at a time. Without acknowledging the keepsakes in each box – the reflection on people and events near and dear to her, Mrs. Smith would not be able to move forward to the next chapter of her life & respectfully say farewell to the past.

Between trips to the recycling stations and giving away things via the internet, there were requests for assistance with moving heavy items or boxes to be brought up from the basement so Mrs. Smith could sift through everything and whenever I came by to assist I knew each visit would include a few special stories.

The stories ran the gamut from stories about inventions Mr. Smith had created for around the home or at Georgia Tech, the family lineage having to change names & religions to avoid persecution more than 70 years ago, to her travels across the country. Heck, there were pictures & stories about her mother in school back in the 1920’s, an old record player & records (45’s), each with its own wonderful story. While in today’s society we’re always in a rush to get to the next thing, I knew it was critical that Mrs. Smith have the opportunity to reflect and share these stories. They were a source of pride, humor, heartache, and those emotions needed to be shared. Each trip had a therapeutic quality to it as I could see Mrs. Smith facing this chapter of transition and reflecting on everything over the last 30 years of marriage and seven decades of life. It was a unique opportunity to learn about topics & events from her, while providing Mrs. Smith with an outlet to come to terms with everything and identify more about who she is today rather than who she was in years past.

The interesting thing about moving, is it helps individuals take stock of the people who’ve surrounded them regularly for a long time. For Mrs. Smith, those contacts began to show their true sentiments and the strength of the bond of “friendship”. She’d joke regularly about how much she’d been lost for so many years in a manner of allowing certain people drag her down. They’d developed routines of speaking with her every day for years, yet never had anything positive to say……she was going to be happy to move and have a new phone number in a different state to help snap that cycle of negativity. Others, showed their love, compassion, and character by offering to help, take her out for lunch/diner, or just to visit. After 30 years with your spouse – living by yourself can be understandably incredibly lonely. Thankfully, Mrs. Smith had one of the cutest puppies ever to help fill the void as well. We’ll call the puppy Snoopy. I’m not a dog person, but Snoopy was one of the most lovable little guys in the world. He was high energy, yet not out of control. He didn’t bark much, except out of excitement when you came to the front door. And he loved to be petted. He’d often sit at Mrs. Smith feet when we talked, or when she was having a difficult time sharing an emotional story Snoopy would pop up on the couch next to her at just the right moment to snuggle with her and be by her side.

By late Fall/early Winter we’d reached a point where other brokers could preview the home. I’d brought two colleagues by about a month earlier prior to the home truly being in even a pre-marketing stage. I wanted their input on a few things & honestly I knew the bones/flow of the home were solid and their presence would probably motivate Mrs. Smith to push through on continuing to purge, which she then kicked into overdrive. We call these “pocket listings”, where you already have a brokerage agreement signed but the official marketing is scheduled to begin at some time in the future. Pocket listings have a special quality to them if they are a true value deal that excites Buyers to take action. For all of those that could look past the countless boxes & 50+ years of collectibles, this was one of those true values….it just required a little vision.

We made it simple, with a private viewing party for specially identified realtors with a track record of activity in the Morningside area & other realtors who may not necessarily have active clients but know a great deal of realtors that in turn have ready, willing, and able buyers for the Virginia Highland & Morningside neighborhoods. With a price that reflected an acknowledgment of where the market truly is, as well as enable Mrs. Smith, the seller, to dictate certain terms – including: limited interference in her personal life with a consolidated showing schedule for only serious buyers (no “looky lou’s or curious neighbors), a very extended closing (a lifetime of possessions still to pack up or purge between going under contract, close, and extended exit date…which ultimately ended up being a 3 month period), limited repairs, etc.

There were a few moments of clarity for Mr. Smith as Mrs. Smith would visit him in the assisting living facility & his words gave proof that he truly loved Mrs. Smith and wanted to ensure that SHE was going to be okay and cared for. Even though Mr. Smith was the one who needed the daily assistance, he still clearly saw his role as the protector and provider for his wife. This was humbling to be a part of and helped put a number of things/relationships in my own life in perspective.

In the end, Mrs. Smith was able to move forward to a new chapter of life with an ability to chase a dream that many had dismissed or thought was far-fetched. In my opinion, it is inspiring to see a woman willing to step out into the unknown and look to fulfill a vision she’d had for years but never had the time/focus to pursue. From all of the stories she shared with me over our time together it was clear she was a resourceful, intelligent, and colorful woman that would find a way to make her dream a reality one way or another. And there’s absolutely no reason at her stage in life she should live with anymore “what if’s”, instead she’ll be able to say “I’m glad I did”, with Snoopy by her side keeping her company and making her laugh.

This is one of the most fulfilling home sales I’ve ever had the pleasure of assisting in. It was one of the best reminders of why I entered the world of real estate, to assist people in critical periods of transition with some of the largest financial decisions of their lives while ensuring their best interests are protected. For that, I thank you Mrs. Smith.

If you know a Mr. or Mrs. Smith that needs similar assistance in Morningside, Virginia Highland, or any other intown Atlanta neighborhood please let me know. It will be my honor to assist them in a similar home sale and each component of the process will be handled with the utmost care and respect.

Michael Neville

Real Estate Consultant

Keller Williams Realty Atlanta Midtown

#1 Individual Realtor for KW Atlanta Midtown '09

404-310-8364

www.LiveInAtlantaGA.com (website)

Short Sale Info & Avoiding Foreclosure: www.AtlantaDignifiedSolutions.com

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

404-604-3101 Fax

Homestead Tax Exemption for Cobb County - time to save some $$$$

Tue, 18 Jan 2011 14:17:41 -0800

It's 2011 & time to save you some money!!! Each year I'm amazed by how many people haven't been informed that they need to file for their homestead exemption on their primary residence. You may remember at closing that I promised to follow up with you at the beginning of the year because this exemption can save you a small fortune if you file for it (it's only for your primary residence and will renew every year..no need re-apply as long as the home remains your primary residence.)

There are a number of people who don't seem to know this or aren't sure how to do it - so please, if you have friends who purchased in the last 12-24 months pass this post along to them, even if they didn't use my services previously it's okay -- they still deserve to be guided/protected & save some money :)

Each county has different rules & applications ....even within the county things can be different - as an example - Fulton County/City of Atlanta only requires 1 application through (instructions & links to the important websites are below for each situation).

In order to submit your application, your motor vehicles must be registered to the county where you claim homestead exemption (some counties will automatically change your tags for you when you apply others will want proof prior to processing your application)

For Cobb County you must apply by April 1 to receive the exemption for that tax year.

City of Marietta, Austell, Acworth, Smyrna, Kennesaw and Powder Springs residents must also apply for any city exemptions with the city tax office.

The Cobb County Tax Commissioner's office mails Homestead Exemption applications around the end of January to homeowners on record who purchased or transferred property the previous year. If you do not receive an application you can print one from the following website or call (770) 528-8600 to request one. http://www.cobbtax.org/forms/htmlframe.aspx?mode=content/generalinfotax.htm

The applicant's name must appear on the deed to this property in order to qualify. By law, you must pay your motor vehicle taxes in the county where you claim Homestead Exemption. A current registration or receipt of motor vehicle taxes paid in Cobb County must be provided for all personal vehicles you own at the time you apply for exemptions. You must also provide legal evidence of residency and United States citizenship, such as a Georgia driver's license, Georgia ID card, etc.

Homeowners can apply for most exemptions by Certified Mail, or you can visit our office at 736 Whitlock Avenue, Suite 100, Marietta, GA. Our mailing address is P O Box 649, Marietta, GA 30061-0649. Applications can also be completed at the East and South Cobb Government Service Centers located at 4400 Lower Roswell Road and 4700 Austell Road. Applications must be received or postmarked by April 1, 2011 to affect taxes for the 2011 tax year.

For City of Marietta Residence they must also apply separately with the City. You can use the links below:

http://www.mariettaga.gov/services/forms.aspx (Bottom of the page for homestead exemption)

Here’s a link for the actual application in pdf form: http://www.mariettaga.gov/departments/finance/tax/docs/exemption.pdf

If you have questions feel free to county the county offices or just give me a call.

Michael Neville

Real Estate Consultant

Keller Williams Realty Atlanta Midtown

#1 Individual Realtor for KW Atlanta Midtown '09

404-310-8364

www.LiveInAtlantaGA.com (website)

Short Sale Info & Avoiding Foreclosure: www.AtlantaDignifiedSolutions.com

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

http://www.fultonassessor.org/Forms/HtmlFrame.aspx?mode=content/TaxReliefInfo.htm

404-310-8364 Cell

404-604-3101 Fax

Homestead Tax Exemption for Fulton County - time to save some $$$$

Fri, 14 Jan 2011 18:34:25 -0800

Fulton County Deadline Homestead Exemption application for current year is: by April 1^st

Fulton County Applications must be sent CERTIFIED MAIL or DELIVERED IN PERSON to:

Fulton County Board of Assessors

141 Pryor Street, S.W. Suite 1047B

Atlanta, GA. 30303

Go to the Homestead Application Instructions/Directions page online:

Click on “Basic Homestead Exemption Fulton County/City of Atlanta” & follow the steps from there

If you have questions feel free to county the county offices or just give me a call.

Michael Neville

Real Estate Consultant

Keller Williams Realty Atlanta Midtown

#1 Individual Realtor for KW Atlanta Midtown '09

404-310-8364

www.LiveInAtlantaGA.com (website)

Short Sale Info & Avoiding Foreclosure: www.AtlantaDignifiedSolutions.com

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

http://web.co.dekalb.ga.us/TaxCommissioner/homesteadGen.html

404-310-8364 Cell

404-604-3101 Fax

Homestead Tax Exemption for Dekalb County - time to save some $$$$

Wed, 12 Jan 2011 22:34:36 -0800

Each county has different rules & applications ....even within the county things can be different - as an example - Dekalb/City of Atlanta only requires 1 application through Dekalb County.....for Dekalb/City of Decatur there are 2 separate applications (instructions & links to the important websites are below for each situation).

If you have questions please feel free to email or call me to assist along the way. I will be calling in the coming days to check up on you (I am a former teacher.....so it's hard to break the habit of trying to ensure everyone does their homework).

For Dekalb County: Instructions are below (deadline is by April 1^st, except “City of Decatur” must file for both Dekalb County & City of Decatur by March 1^stto get current year exemptions)

Go to the very bottom of the page and look for the link for “new homeowners and existing homeowners without a homestead exemption”

You’ll need your PIN or Parcel ID (which can be searched for online by following the prompts/instructions)

If you prefer to mail in your application there is a link online to download the application and then sent to: DeKalb County Tax Commissioner's Office P.O. Box 100004, Decatur, GA 30031

For City of Decatur – you can apply online (Decatur Deadline March 1^st) at the website below:

http://www.decaturga.com/cgs_citysvcs_atr_gh1application.aspx

There are additional exemptions for Senior Citizens, Disabled Veterans, and more.

If you have questions feel free to county the county offices or just give me a call.

Michael Neville

Real Estate Consultant

Keller Williams Realty Atlanta Midtown

#1 Individual Realtor for KW Atlanta Midtown '09

404-310-8364

www.LiveInAtlantaGA.com (website)

Short Sale Info & Avoiding Foreclosure: www.AtlantaDignifiedSolutions.com

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

404-604-3101 Fax

Prosperous New Year - Ways to Help Make Your Dreams A Reality...

Thu, 30 Dec 2010 17:00:00 -0800

Wishing you a Happy & Prosperous New Year, and to assist you in reaching new heights I have a few suggestions below that may help you on your path.

Less than 20% actually set goals, only 4% actually WRITE them down, and not too surprisingly only 1% actually achieve their goals....it's not hard to identify who actually accomplish what they envision.

If you haven't made a vision board for 2011 & the next 5 years I'd encourage you to do so and shed the limiting beliefs that will keep you from making your dreams a reality.

I've done a vision board for the last 3 years & every year I've accomplished more professionally and personally than I ever had before (I've set new career highs each year & have experienced more personal growth than I'd ever considered as an adult).

Here are a few items I've used in the past and continue to implement that may help you along the way:

for weekly, monthly, and yearly goal setting visit: www.productivitywarriors.com

for assistance in exploring new goals in all aspects of your life:

"Five" by Dan Zadra

And for helping to make your dreams a daily reality - "The Secret" by Rhonda Byrne - you can visit: www.thesecret.tv

I wish you the very best for 2011 and remember, it only takes 30 days to establish new habits or to break old ones - you CAN DO IT!

I'm happy to assist you in reaching your goals in 2011, just let me know how I can help, & I would love your assistance in reaching 50 new families to help buy/sell a home the Atlanta area in 2011. From East Atlanta to Virginia Highland through Morningside and all the way up to the Sandy Springs/Dunwoody area - I'm here to help Buyers take advantage of the market & assist sellers, especially those who have to conduct short sales & estate sales.

Michael Neville

Real Estate Consultant

Keller Williams Realty Atlanta Midtown

#1 Individual Realtor for KW Atlanta Midtown '09

404-310-8364

www.LiveInAtlantaGA.com (website)

Short Sale Info & Avoiding Foreclosure: www.AtlantaDignifiedSolutions.com

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

404-604-3101 Fax

Persistence & Dedication payoff.....

Fri, 17 Dec 2010 13:15:22 -0800

A few years back there was a couple attempting to sell their home "For Sale By Owner" - they just didn't know the #'s exactly (although they were relatively close compared to most FSBO's) or have the time/energy/resources/experience to market the home property. They tried for about 8 months & I'd call or drop by to give them something regarding the home-selling process every few week. Then it happened - I got the call that they were truly serious & wanted to sell asap. It was time for professional help.

We discussed the components that they needed to address to make the home truly ready to go on the market & pricing strategy (they had been lagging behind on price reductions). The market was still really hot in East Atlanta and they wanted to make it happen quickly. Their # wasn't too far from mine but I knew it would lead to some sitting around and possibly undercutting offers...basically with the waiting and possibly price reduction & negotiations they were going to end up where I was suggesting we start and try to create a multiple offer situation or just have the ability to hold firm. After a few days of thought they agreed to implement my suggested strategy.....10 days later they were under contract at full price (truly, no seller cc's, etc.).

Once they were under contract on the home they needed to sell our search for their next home in a more established neighborhood in a great school district (Decatur City Schools) with their now rapidly expanding family picked up with great intensity. We searched high & low through fmls, gamls, etc. and eventually I had to just explore the neighborhood by car/foot to ensure no stone was unturned & I stumbled upon another FSBO. After some interesting negotiations they were now under contract with their next home.

The husband then turned his eye to investing/flipping (he has a construction background) - we identified a few properties his investment buddies were cool with on acquiring & we flipped one (it was only a few streets over from his old home). This trend will continue in the coming months/years...but something more important has put a hold on the process. His son who is only a toddler has been diagnosed with cancer and they are currently undergoing chemotherapy treatment to fight it.

In the process, their mother (grandma to the toddler battling cancer) has decided to relocate from out of state to be closer and support the family during the chemo treatments. She was only available for 1 day to see properties that are modestly priced and within a few minutes of the family's new home. We weren't able to find her a condo in 1 day so I became her eyes and ears on the ground. Usually, with relocation clients, I offer to record video & upload the video to the web for them to view in their home....but she's not much for the latest in technology - so I literally just get on the phone and describe everything (interior rooms, space, functionality, exterior, development, location).

It came down to verbal descriptions, a list of pro's & con's & her trust in me that I am truly looing out for her best interest. We found her a condo that suits her needs and submitted an offer that was accepted.

When I called to share the news with her she couldn't stop laughing that she'd just agreed to purchase a property she'd never actually seen, only heard about. So, if you know anyone who needs an expert in the Atlanta market to serve as their eyes & ears in a search for a home please connect us via email or phone & I'll take it from there.

Persistence & Determination have lead me to assisting this family (when other realtors quit following up after the first or second "no thanks I'm going to sell it on my own") with the sale of 5 different properties over the course of less than 3 years. Here's a prayer & asking others to do the same so similar persistence & determination will be with their son as he progresses through his chemotherapy treatment & eventual surgery.

www.LiveInAtlantaGA.com

Follow Me On Twitter: @LiveInAtlantaGA

For more info about SHORT SALES and HOW TO AVOID FORECLOSURE visit: wwwAtlantaDignifiedSolutions.com

Michael Neville
404-310-8364
Mike@LiveInAtlantaGA.com
#1 Individual Agent Keller Williams Realty Atlanta Midtown
CDPE - Certified Distressed Property Expert

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

404-604-3101 Fax

Appreciation for Working In The Trenches

Wed, 08 Dec 2010 13:28:37 -0800

You may wonder why on earth is there a picture of Michael Neville with a Samurai Warrior on his desk, well it will all make sense once you finish reading the story below.....

I received a call from a young man earlier this year about the need to sell his townhome in East Atlanta, a normal inquiry.....once he mentioned the development I immediately knew it wasn't going to be that simple.

The development had planned on being a mix of townhomes & single-family homes.....they'd only completely the first few phases of townhomes before going bankrupt and leveling a forrest of plumbing lines in most of the lots. This was going to be a tough sell considering most people won't purchase in developments with such high levels of future uncertainty & the fact that the home value was inverted by over 30% of the outstanding loan balance.

His employment situation had changed & he needed to move out of Atlanta and up to New York City...it was pretty cut and dry -- this was either going to be sold as a short sale or end up on the courthouse steps as a foreclosure & ruin his credit for years to come.

We always want to help our clients avoid foreclosure while contributing to the stabilization of real estate values in our neighborhoods as best we can.

We went round & round with buyers (it went under contract multiple times), negotiators (after the 1st approval from Bank of America they then switched their team and outsourced it to REDC who subsequently made ridiculous requests and statement like "values have dramatically gone up in this area"- HUH? What? What sales are you seeing that I'm not...although I'm the only one in the physical area involved in the negotiation process & the agent you paid to do the BPO admitted that if she didn't arbitrarily bump her #'s up you wouldn't pay her for the work...since when she gave you legit sales IN THE SAME DEVELOPMENT you rejected the #'s & the active listings with the bank/developer were going for less???), loan officers for buyers, etc.

While frustrating as it can be, I assured my client that we'd find a way to get this deal done - "I'm batting 100% on my short sale listings over the last 2 years and don't plan on ending that streak with your house." By now he had moved on to NYC and was receiving letters about the fast approaching foreclosure sale date.

After numerous phone calls, emails, alternative solutions, market data, etc. (and a cooperative buyer's agent who conveyed to her client that we were doing everything in our power to work this deal out & make it a win-win situation).....we got the deal done & closed only a few days before the property was scheduled to go to the courthouse steps.

My client has been able to move on with his life & with his new employment in NYC he was able to travel to Japan recently and he bought a special gift for me......a Samurai Warrior...he sent a hand-written note (that meant a lot as I try to do the same for my clients in this age of technology there's something special about still getting a hand-written note) that said the Samurai Warrior was a fitting representation of me as a Realtor.

Part of his letter read: "Without your exceptional knowledge, skills, guidance, and most importantly, service, I know that this would not have been possible; especially in this market. You have helped me move on with my life, as well as drive an outcome that many others in a similar situation will not realize. Thank you again for your exceptional work. It will not be forgotten."

In a time when banks routinely want to cut our commission and we work twice (if not more) as hard to facilitate these short sale deals, it is great to have someone appreciate your efforts in the trenches & remind you that it's worth the energy to help people move forward with their lives & find solutions that will help stabilize our communities in the process.

So, to my fellow realtors in the trenches around the country....remember you too have a warrior inside of you & it's worth going the extra mile to ensure people are serviced & protected.

And if you know anyone in the metro Atlanta area in need of assistance selling their home I'm here to assist with finding a dignified solution ( www.AtlantaDignifiedSolutions.com ) to their problem. I am a Certified Distressed Property Expert with a track record of success and want to assist others reach a similar outcome as my past client. (Distress sales represent nearly 40% of our Metro Atlanta market) – trust me, a neighbor, a friend, or family member is probably in need of this lifeline. Just tell them to “Call Mike For Results You’ll Like”.

www.LiveInAtlantaGA.com

Follow Me On Twitter: @LiveInAtlantaGA

For more info about SHORT SALES and HOW TO AVOID FORECLOSURE visit: wwwAtlantaDignifiedSolutions.com

Michael Neville
404-310-8364
Mike@LiveInAtlantaGA.com
#1 Individual Agent Keller Williams Realty Atlanta Midtown
CDPE - Certified Distressed Property Expert

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

404-604-3101 Fax

What is a Short Sale?

Tue, 07 Dec 2010 19:22:37 -0800

I have people ask me this all the time - so here's a very straightforward explanation of the basic components & definition of a short sale and circumstances that qualify for a short sale.

Whatever you do.....you DO NOT HAVE TO LIQUIDATE YOUR 401K - the banks are NOT ALLOWED to come after your retirement funds!! I've had a few people ask me this in the last month as they've been unable to find work for the last few years & have depleted their life-savings trying to hold on to their homes in Atlanta.

Here are the basics:

A short sale can be an excellent solution for homeowners who need to sell, and who owe more on their homes than they are worth. In the past, it was rare for a bank or lender to accept a short sale. Today, however, due to overwhelming market changes, banks and lenders have become much more negotiable when it comes to these transactions. Recent changes in corporate policy and the Obama administration have also improved the chances of getting a short sale approved.

But to be technical, here's a more official definition:

A homeowner is 'short' when the amount owed on his/her property is higher than current market value.
A short sale occurs when a negotiation is entered into with the homeowner's mortgage company (or companies) to accept less than the full balance of the loan at closing. A buyer closes on the property, and the property is then 'sold short' of the total value of the mortgage.

For homeowners to qualify for a short sale, they must fall into any or all of the following circumstances:

Financial Hardship – There is a situation causing you to have trouble affording your mortgage.
Monthly Income Shortfall – In other words: "You have more month than money." A lender will want to see that you cannot afford, or soon will not be able to afford your mortgage.
Insolvency – The lender will want to see that you do not have significant liquid assets that would allow you to pay down your mortgage.

This seems simple enough, but it is a complicated process that takes the expertise of experienced professionals. I hold the CDPE® Designation and am ready to identify all possible options and, when possible, assist in the quick execution of a short sale transaction.

If you have questions or feel you may qualify for a short sale, please contact me for a free consultation.

Understanding your options now could mean all the difference in the world.

So, if anyone you know is experiencing these types of hardship (Distress sales represent nearly 40% of our Metro Atlanta market) – trust me, a neighbor, a friend, or family member is probably in need of this lifeline. Just tell them to “Call Mike For Results You’ll Like”.

www.LiveInAtlantaGA.com

Follow Me On Twitter: @LiveInAtlantaGA

For more info about SHORT SALES and HOW TO AVOID FORECLOSURE visit: wwwAtlantaDignifiedSolutions.com

Michael Neville
404-310-8364
Mike@LiveInAtlantaGA.com
#1 Individual Agent Keller Williams Realty Atlanta Midtown
CDPE - Certified Distressed Property Expert

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

404-604-3101 Fax

Can I Sell My House In This Market?

Wed, 01 Dec 2010 22:25:04 -0800

People often ask me if it’s an okay time to sell their home. No matter what the market conditions, my first reaction has always been “it depends on what you are looking to achieve”.

Seller’s commonly say “I want top dollar for my home”. There’s no doubt, that is always our goal, but “top dollar” in today’s market may not truly be what they are looking for – since it may be 25% below their outstanding loan balance, yet it is still “top dollar” in the current market based on the activity and comparable sales in the area within the last few months.

Home sales can be compared to selling shares of stock in the stock market….they just happen to be able to occupy the stock while they own it, gain pleasure from the experience, and do some upkeep in the process. Like the stock market prices rise and fall. People say “I’m losing money”, but that’s not the case if you’re still holding – it only is truly quantified when you sell, otherwise you are experiencing the rise & fall like everyone else.

In the Atlanta market I’m part of the minority within my industry that will say honestly that unless you have to sell, right now is probably not the ideal time for most homeowners to consider selling (refer the analogy above if wondering why). For those who are experiencing a large life change then we may need to have a more in depth conversation. People who are going through an employment change – downsizing/salary reduction/transfer, divorce, major medical condition, death in the family – even if your home value is inverted to the loan value – now more than ever may be the best time to sell as banks are more willing to negotiate short sales than ever before & those serious changes represent the vast majority of reasons why homeowners receive approval of short sales and avoid foreclosure, collections, and severe damage to their credit scores. I’m here to assist people make these difficult transitions while minimizing the stress, dealing with the banks, & allowing people to focus on their jobs and families.

www.LiveInAtlantaGA.com

Follow Me On Twitter: @LiveInAtlantaGA

For more info about SHORT SALES and HOW TO AVOID FORECLOSURE visit: wwwAtlantaDignifiedSolutions.com

Michael Neville
404-310-8364
Mike@LiveInAtlantaGA.com
#1 Individual Agent Keller Williams Realty Atlanta Midtown
CDPE - Certified Distressed Property Specialist

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

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A Special Way of Saying Thanks To My Past Clients....

Mon, 15 Nov 2010 20:18:31 -0800

As the holidays approach my annual tradition of trying to take a little bit of the burden off of my past clients' shoulders is here! With so much to be done - organizing in-laws, prepping turkeys, cleaning, making travel arrangements, etc. I'm here to help in a simple yet tasty manner...I tell them "I'll help with dessert - just tell me what type of pie you'd like and I will deliver it to you!"

I truly appreciate the opportunity to serve as their realtor. With nearly 65% of my business coming from past clients repeat business, or past client referrals I know THEY ARE THE LIFEBLOOD of my business and I am thankful that I can assist them you know navigate the world of real estate.

I will be delivering pies for the remainder of this week (both to offices & homes around Metro Atlanta) - delivering nearly 100 pies. They're able to keep until the holiday season in the refrigerator/freezer.

It's just been a fun way to reconnect, bring a smile to faces, ease their burden, and most importantly -say "THANK YOU for your support".

So if you'd like to be added to my annual pie list & there's anything I can do to assist you or anyone you know with any real estate needs please don't hesitate to call or email me (it doesn't matter where they are in the country I'm happy to do a phone consultation and answer their industry questions - especially if it's in regards to the Short Sale or Foreclosure processes).

www.LiveInAtlantaGA.com

Follow Me On Twitter: @LiveInAtlantaGA

For more info about SHORT SALES and HOW TO AVOID FORECLOSURE visit: wwwAtlantaDignifiedSolutions.com

Michael Neville
404-310-8364
Mike@LiveInAtlantaGA.com
#1 Individual Agent Keller Williams Realty Atlanta Midtown
CDPE - Certified Distressed Property Specialist

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

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Decatur Wine Festival - Drink & Taste The Goodness - November 6, 2010 1-4 pm

Fri, 05 Nov 2010 12:25:41 -0700

November 6th I'm an incredibly happy man - there are numerous things to be excited about.....and I continue to try to share that joy with others who don't know about one very special event - the DECATUR WINE FESTIVAL. No, it's not the Catalina Wine Mixer....it's the DECATUR WINE FESTIVAL in Decatur Square.

From 1-4 pm you get the pleasure of sampling an incredible amount of wines - both local and international & sampling some of the best food that the Decatur area restaurants have to offer.

There are organic & sustainable wines to taste and over 350 additional domestic & international wines to appreciate. To go along with the incredibly diverse varietals to sample you can enjoy tastings from the following local restaurants (this is a partial list): The Iberian Pig, Saba, Watershed, Zucca, Farmstead 303, Capozzi's, The Mercantile, Parker's on Ponce, & More! All of this enjoyed while listening to live music under the gazebo.

You can get a look at a full list of the participants by going to the official website:
www.decaturwinefestival.com

You can take MARTA right into the Decatur Square and walk upstairs to enjoy the headache of trying to find a parking space & completely avoiding the issue of drinking and driving.

If you decide to linger around after the Wine Festival many restaurants have specials for Festival goers. This will be the 1st year I'm not able to attend the Festival....but I'll only be a few feet away as 2 of my closest friends - Matthew Brothers & Anna Newell will be married at the Old Courthouse in Decatur Square.......so if any wine vendors want to share some free samples with the wedding party we won't complain :) And another member of the wedding party, Montoya Ho-Sang would appreciate a special sampling as it is her birthday.....and we celebrated her birthday in style at the Decatur Wine Festival for the last few years.

And if you fall in love with the Decatur Village area and decide that you may want to call it home, then Call Mike For Results You'll Like!

www.LiveInAtlantaGA.com

Follow Me On Twitter: @LiveInAtlantaGA

Michael Neville
404-310-8364
Mike@LiveInAtlantaGA.com
#1 Individual Agent Keller Williams Realty Atlanta Midtown
CDPE - Certified Distressed Property Specialist

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

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Chomp & Stomp - Cabbagetown - November 6th, 2010!!!!

Fri, 05 Nov 2010 11:46:22 -0700

One of the quirkiest neighborhoods in Atlanta, Cabbagetown, hosts one of the best Fall events every year. This neighborhood is unlike any other in Atlanta. With a historical connection to the Appalachian Mountains this neighborhood has a feel all its own -- no, I'm not kidding, but that history lesson is best saved for another time.

Chomp & Stomp is a great chance to enjoy a HUGE number of insanely hot & good chili's at the cook-off.....but get there early because it goes quickly. You could get there extra early & get rid of any guilt about eating countless types of chili and drinking beer all afternoon while listening to live blue grass music because you ran the Chomp & Stomp 5k in the morning.

It all goes down at the Cabbagetown Park at the corner of Tye Street & Kirkwood Avenue. The parking may be a challenge as this is a huge event that people come from all over to enjoy.

For more info go to the official Chomp & Stomp website: www.chompandstomp.com

And if you fall in love with the Cabbagetown area and decide that you may want to call it home, then Call Mike For Results You'll Like!

www.LiveInAtlantaGA.com

Follow Me On Twitter: @LiveInAtlantaGA

Michael Neville
404-310-8364
Mike@LiveInAtlantaGA.com
#1 Individual Agent Keller Williams Realty Atlanta Midtown
CDPE - Certified Distressed Property Specialist

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

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Enjoying All Atlanta Has to Offer on a Budget

Wed, 03 Nov 2010 14:21:39 -0700

There are countless people looking to save $$$, especially in the current economic climate. While I usually focus my energy on finding deals for my clients in the form of foreclosures & short sales in and around Atlanta, when I do have some downtime - I still love a great deal.

Why pay retail when you can pay so much less to pay to do the same activities?

Honestly, these websites haven't just saved me a tremendous amount of money, they've enabled me to explore new parts of this city - trying new restaurants, different types of special cultural events, and cross some adventures of my bucket list of things to do before I do while sharing these experiences with friends. I've sent numerous gifts to friends & clients so they could try new things & get hooked on living life in Atlanta on a smaller financial budget while LIVING A LARGE SOCIAL LIFE.

So here's your chance to do the same.....sign-up and enjoy the benefits:

www.scoutmob.com - truly free....1 day chance to sign up for 50% off on restaurants, shopping, special events -- the discount will be texted to you & present to the merchant when you visit for your instant discount

www.halfoffdepot.com - 50% or more off of all types of goods & services. It covers things from restaurants, to spa treatments, to skydiving or whitewater rafting, and so much more. In areas like East Atlanta, to Midtown/ Virginia Highland, to Buckhead, and even OTP - Smyrna/Vinings, Alpharetta, etc. - deals remain available until the stock is sold out

www.livingsocial.com - 50% or more off of numerous services, similar to halfoffdepot.com but the deals are only available for 1 day

www.groupon.com - 50% or more off on single day offerings on all types of products and services - similar to both halfoffdepot & living social's deals

www.dealon.com - 50% or more off of goods & services - similar to halfoffdepot, livingsocial, & groupon

And if you or someone you know needs assistance in finding real estate deals around Atlanta then feel free to contact me because as you can tell from above....finding a good deal is something I truly enjoy & have a passion for.

Call Mike For Results You'll Like.

www.LiveInAtlantaGA.com

Follow Me On Twitter: @LiveInAtlantaGA

Michael Neville
404-310-8364
Mike@LiveInAtlantaGA.com
#1 Individual Agent Keller Williams Realty Atlanta Midtown
CDPE - Certified Distressed Property Specialist

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

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Being the 2nd Agent & the 1st Agent to Shed Light on the Reality of the Situation

Tue, 02 Nov 2010 18:24:39 -0700

Sometimes people jump into the world of real estate with thoughts of grandeur & making a fortune but in this market, those opportunities are buried in a pile of deals that can be harder to navigate than a minefield. With the proper guidance, analysis of market conditions, budgeting, & most importantly the right acquisition price (you make money based on the buy not on the sale....it's all about creating large enough margins to sell in the anticipated market at time of acquisition or even if the market slides 10-15% they are still okay.

A couple was led to believe they'd be able to sell a renovated project near 250k in East Point, GA when the highest comp in the area at the time of acquisition was more than 50k less. They acquired the foreclosure at 40k more than others in the area. As they worked on the property the market began to slide. By the time it was completed the market had slid another 15%. The agent dropped the price to 200k but the market had shifted down making that price point too high.

A neighbor listened to the seller's frustration & suggested she contact me as I've worked with numerous investors & multiple distress sales in this market - including short sales & foreclosures. After an emotional listing presentation where I had to break the difficult news about the comparable sales in East Point for similar homes were in the 150's-160's after having been listed 174.9k-179.9k. The seller mentioned a lack of communication, creativity, and sharing of information about the market. Eventhough it was painful to hear, the information I shared was necessary for them to make an informed decision & fully evaluate the options they had.

After a few days of processing the information the Sellers were ready to move forward so they could move forward to the next chapter of their lives & get what was left of their life savings out of this investment gone sideways.

We listed the property for 169.9k going ahead of the comp's to attract more showings. We received a full price offer w/some concessions and eventually sold for 165k. The sellers are now able to move forward & I'm glad to have been the agent to shed some light/honesty on the reality of the market and be able to truly service the sellers by getting the home sold.

In these times sometimes assisting a seller to evaluate all scenarios and take a small loss now to have larger gains down the road is the best plan.

We're here to objectively help owner-occupant & investors make the most informed decisions in this market - whether a traditional sale or short sale, we can assist.

If you or anyone you know needs that type of informed/analytical & objective assistance tell them
Call Mike For Results You'll Like.

www.LiveInAtlantaGA.com

Follow Me On Twitter: @LiveInAtlantaGA

Michael Neville
404-310-8364
Mike@LiveInAtlantaGA.com
#1 Individual Agent Keller Williams Realty Atlanta Midtown
CDPE - Certified Distressed Property Specialist

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

http://activerain.com/blogs/mpneville

404-310-8364 Cell

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A Chance To See A Movie & Give Back to Children in the Process

Fri, 22 Oct 2010 16:14:46 -0700

I am a huge advocate for children & educational reform in America - this is my passion and if you like going to the movies then you have the ability to positively impact children's lives please read below.

I am a former Teach For America teacher & KIPP teacher - having worked in the West End of Atlanta for 6 years prior to entering real estate. This is a very easy way to have a good night out, possibly exposing someone around you (or just yourself) to a thought provoking movie about Education Reform......something we desparately need in America.

So......in case you are planning on seeing Waiting for Superman in the coming weeks (or again). If you do go to it, PLEASE PLEASE PLEASE, buy your tickets online ahead of time using the link below. If you do, you will receive a $15 Donors Choose gift card for every ticket you purchase.

If you do this , please forward it to Tara Stifler (reading coordinator at KIPP WAYS - a charter school in the West End of Atlanta www.KIPPWAYS.org ) - tstifler@gmail.com. If you forward the gift card code to Tara, she will do all of the work for you. As the reading coach, she made each teacher write a number of grants, in the hopes that we would receive enough novels for all of our units at school. Every $15 gift card we can get will truly make a difference!

If you'd like to do it yourself, just go to donorschoose.org and search for "KIPP WAYS". Feel free to donate to any of the projects that are up there....(although we need the Steinbeck books first). Please just make sure you donate to KIPP WAYS as they are one of the charter schools here in Atlanta trying to truly service under privileged children and close the educational gap in this country.

Link: http://www.waitingforsuperman.com/

Plot: Documentary filmmaker Davis Guggenheim explores the tragic ways in which the American public education system is failing our nation's children, and explores the roles that charter schools and education reformers could play in offering hope for the future. We see the statistics every day -- students dropping out, science and math scores falling, and schools closing due to lack of funding. What we don't see are the names and faces of the children whose entire futures are at stake due to our own inability to enact change. There was a time when the American public education system was a model admired by the entire world. Today other countries are surpassing us in every respect, and the slogan "No Child Left Behind" has become a cynical punch line. Bianca, Emily, Anthony, Daisy, and Francisco are five students who deserve better. By investigating how the current system is actually obstructing their education instead of bolstering it, Guggenheim opens the door to considering possible options for transformation and improvement.

Here's a pic of one of my adorable former students.

#1 Individual Agent '09 KW Atlanta Midtown

Michael Neville

Real Estate Consultant

Keller-Williams Atlanta Midtown

1420 Peachtree St. N.E., Suite 100

Atlanta, GA 30309

www.LiveInAtlantaGA.com

404-310-8364 Cell

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Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

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When Losing Is The Best Idea

Thu, 14 Oct 2010 12:10:38 -0700

In December I helped a group of investors acquire a property in East Atlanta - a modest 3/1 that could be easily converted to a 2/2 without needing to do an expansion. They have a substantial background in contractor work but not in flipping, so this was a different approach.

The goal was to have the project renovated by Mid-March/Early April in plenty of time for the home-buyer tax credit. Unfortunately, other components outside of this project delayed the timeline substantially was slowed. The project was slated to be sold just above or below 200k as other recent comp's supported that value for a well done renovation with high ceilings, a chef's kitchen, huge back deck w/partial coverage & large fenced-in backyard.

The 1st time homebuyer tax credit expired and our market dropped off at a staggering rate, with the lowest sales numbers in 26 years for that portion of the year.

It was no longer a matter of how large of a profit would be made but minimizing the loss & getting out to move forward. It's like trying to catch a bouncing ball going down a hill.....the longer it takes, the farther down the hill it will be.

We placed the property on the market at $174,900 -- other 2/2's of not as solid quality were on the market for $179,900-$200,000. We had only 2 showings in 2 weeks but both buyers came back & were interested in making offers. We were under contract in 3 weeks. Other properties have sat on the market for over 6 months, having to reduce prices & pay holding costs all the while.

This strategy enabled a buyer to get a great deal & this group of investors to cash out, minimize the loss, and now reorganize - shifting from purely flipping to possibly acquiring properties for a rental portfolio.

In these times sometimes assisting a seller to evaluate all scenarios and take a small loss now to have larger gains down the road is the best plan.

We're here to objectively help owner-occupant & investors make the most informed decisions in this market - whether a traditional sale or short sale, we can assist.

If you or anyone you know needs that type of informed/analytical & objective assistance tell them
Call Mike For Results You'll Like.

www.LiveInAtlantaGA.com

Follow Me On Twitter: @LiveInAtlantaGA

Michael Neville
404-310-8364
Mike@LiveInAtlantaGA.com
#1 Individual Agent Keller Williams Realty Atlanta Midtown
CDPE - Certified Distressed Property Specialist

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville

404-310-8364 Cell

404-604-3101 Fax

#1 for 2009 & Now up 400% 1st Qtr 2010

Fri, 02 Apr 2010 16:06:24 -0700

As the 1st quarter comes to an end people continue to have questions and doubts about the real estate market. It’s been said that adversity doesn’t build character, it reveals character. We’re proud to say Michael Neville ranked as the #1 agent in Keller Williams Atlanta Midtown for 2009 and Michael Neville & Associates has closed 400% more in the 1st quarter 2010 than 2009, despite the regional numbers actually being down for January and February in Metro Atlanta. We are well on our way to being the #1 team in Keller Williams Atlanta Midtown for 2010. Heck, we sold 7 houses just in the month of March (that's more than the national average for agents in a year according to the National Association of Realtors). Michael Neville & Associates is here to serve as your lighthouse navigating through the unforeseen turns in the world of real estate.

We're selling all over Atlanta: Emory area, Druid Hills, Virginia Highland, LaVista Park, Toco Hills, Midtown, Inman Park, East Atlanta, Bouldercrest Acres, Westview/Historic West End - if it's inside the loop we've got you covered.

Whether residential resale, negotiating short sales, foreclosure acquisition, or relocation services (we’re assisting doctors relocating for residency & corporate relocation) – we’re here to serve. Your friends, colleagues, and family members deserve the best, so make sure to introduce us via a 3-way email or phone call and we’ll take it from there.

And if you know someone considering a career in real estate please have them contact me, we’re happy to share our knowledge and get them on the right path.

Remember, there’s no traffic on the extra mile…and we expect to be out in front, serving our clients best interest every step of the way.

Michael

Atlanta’s Real Estate Expert as seen on

Good Morning America, ABC World News, HGTV

as well as in the Atlanta Journal-Constitution & Atlanta Magazine

Michael Neville