Alpharetta GA is a city in located in north Fulton County, Georgia, 26 miles form the city of Atlanta via the GA 400. The estimated 2008 Alpharetta's population was 49,903.  Alpharetta began as a campground, originally known as New Prospect Camp Ground until late 1858. Officially chartered on December 11 1958. The name 'Alpharetta' (supposedly Greek for "first town") served as the county seat of Milton County until the end of 1931 when Milton was merged with Fulton County to avoid bankruptcy during the Great Depression.

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Need a mortgage, and have bad credit?  You can probably still get a loan, but you are going to pay dearly for it.  A loan officer explained the rating system for mortgage rates based on FICO or credit scores and the cost to borrow.  While we are used to buyers shopping different lenders for loans, a lot has changed in just a short time.  It may be pointless for buyers to shop for better rates if their credit is not the best under this system.  It may be like a dog chasing their tail and going nowhere especially if they have bad, damaged or impaired credit.  Investors have implemented, "Risk Based Adjustments."  Simply stated "Risk Based Adjustments" is the relationship between the an individuals credit score and the loan to value. The higher the credit score the better the LTV. An example: a customer with a 740+ MID FICO will get the best Loan to Value (LTV) adjustment, 95% LTV with no hits to the rates. As the FICO score of the individual applying for the loan goes down so does the Loan to Value, 680-699 scores will be limited to a 90% LTV and a .75 hit to the rate. The lowest acceptable score that will be accepted is the 620 - 639 scores, and even though you can still get the 90% LTV, there is a whopping 2.75 hit to the rate. This confirms that investors are willing to lend, but the customer will pay for it.  I thought this was very interesting, and even though I do not make loans, I like to keep abreast of the current trends.

I am anxiously counting down the moments to the Real Estate bar Camp RDU in Cary NC  forward this coming Friday November 6, 2009.  I will arrive with my wife Ellen tomorrow evening.  I look forward to meeting a lot of new friends and Active Rainers I've not met in person yet!  Although I've spone at many reale state conventions, retreats and office get togethers, this will be my first Real Estate bar Camp.  I will be participating as a Thought Leader and will be doing a session entitled "Strategizing Internet Profit with Website & Real Estate Blogging"  This will be a basics session that will start with the fundamentals of a successful real estate web business in everyday plain language.   I am sure I will learn a lot from this session.

Active Rainers - Please Say "Hello" and Identify Yourselves!

There are so many novices in real estate today that only understand credit and financing.  Forget that for a moment.  Financing is harder to get these dasy becaus of rising unemployment, underemployment, and more scutinay from lenders that do not want to take on risk.  However, there are still quite a few buyers with cash.  Some of these are investors, and persons that feel the money is safer in something that is tangilble like real estate as oppsed to a soft assets in stocks, securities, bonds, and in the banks.  So if you have not worked wiht a cash buyer, you need to get ready. Prepare your sellers, let them know that they are not going to offer you full price.  You are now dealing with educated buyers that know the true value of properties.  They will make a lower bid to test the market, however do not make the fatal mistake of rejecting the offer outright.  Counter the cash buyer with a reasonable counter that shows you are willing to negotiate.  Do not posture and counter back with a full price offer.  It may be your only offer in this market.

Some caveats in dealing with a cash buyer?  Yes, of course there are!  They tend to be riskier deals if you do not understand the process, and do your homework!  They love dealing with new agents, because they can manipulate them because of their lack of knowledge.

1. Proof of buyers funds or accounts needs to be verifed ASAP!  In writing, print and phone call.
2. Use board standard contracts - never allow them the use their own contracts!
3. All items must be in writing.  Take no verbals on counters etc.
4. Ask your broker to review the offer and terms with you and homeowner if necessary.
5. Do not underestimate the cash buyer, they understand the deal better than you.
6. In negotiations, don't concede too much too quickly.  Cash buyers are the ultimate investor and will smell blood in the water and want more concessions.
7. Focus on a quick close, but have the seller retain possession until the last possible moment.  Never allow a pre-occupancy!
8. Do not allow a substitution or assignment of contract.  Next buyer will not be as qualified.
9. Realize the buyer is not being guided by a real estate professional - most will choose to be unrepresented buyers.
10. The secret to a cash deal is a quick close!

Looking for an Atlanta Country Club home for sale?  Do you want a great deal?  Have you always wanted to buy an Atlanta luxury homes or mansion? Well your wait is over!  There may never be a better time to buy an Atlanta country club homea, golf homes or luxury homes than now! Why?  Because right now there are quite a few homes for sale in some of Atlanta's finest Country Clubs!  It's a buyers market with some great buys for smart luxury home buyers. Some of the Atlanta luxury country club homes are new, have finished basements, swimming pools, luxury foreclosures homes, bank owned homes, that are vacant and have major price reductions, discounts, and buyer incentives to buy!  There are some incredible deals for sale right now in Atlanta's best luxury homes gated communities. As of today November 3, 2009 these are the luxury homes currently offered for sale in Atlanta's finest country Clubs:

• Chateau Elan Country Club - 122 homes for sale
• Country Club of the South  - 80 homes for sale
• Laurel Springs Golf and Country Club - 32 homes for sale
• St Ives Country Club 47 homes for sale
• St Marlo Country Club 63 homes for sale
• Sugarloaf Golf and Country Club 100 homes for sale
• The Manor Golf and Country Club 39 homes for sale

Success is always in the details.  My experience tells me that nothing is more important when selling a home that to pay attention to the light fixtures.  I used to specialize in 'expired listings', and nothing ever had a bigger return for the sellers than changing the dated light fixtures.   Most other agents never pay attention to it, but nothing will date a home more than light fixtures.

Lighting is subliminal.  It is always there, but we never really focus on it.  A buyer walking through a great looking home still may feel something is missing...perhaps it is tired lighting that does not yell out "Buy me!"

More often than not... sellers never change the light fixtures in the home since they purchased it. They should, because it's really is a cheap easy fix.   So instead...the buyer is left looking at home with very few updates.  The home lighting screams out "Cheap!"  The builders cheap looking brass fixtures, one light mushrooms, and Hollywood strip bulbs in the master bath actually confirm this.  Before it is too late, sellers need to wake up and replace them.  They need to walk trhrough their home ans determine what can they change.  The cost will be more reasonable than they could believe.  It is one of those items that is a must do!  Dated fixtures date leave the home without any appeal, and is lost in a time warp of 15 years ago.

For a very reasonable investment, a home can come alive from the entry way, dining and living areas, and even the exterior of the home.  Lighting today is very affordable with competing stores like Lowe's, Costo and Home Depot offering some great fixtures at every reasonable prices.  Changing dated light fixtures can make a major difference selling a home or not!

A few weeks ago I posted a Blog on this topic on Active Rain, and I decided to turn it into a full article for RealtyTimes.com.   This maybe a great article to give to your brokers, and your local MLS.  As an active agent...I think we have a responsibility to ensure the listings are entered correctly.  All errors are just magnified by IDX.

 Incorrect and Incomplete MLS Entries: Chance of Sale is Lost Forever

"Many in real estate delude themselves if a home has the right price it overcomes all objections and will sell if placed in the MLS. I disagree. My proof are the thousands of MLS listings that expire or withdrawn every day without ever selling. Since I specialized in expired listings for a long time I have found there is always a reason why homes do not sell. Contrary to what many believe in our business, it isn't always the price that prevents a sale." Read the Rest of the Story

Tomorrow Tuesday November 3rd is Election Day and I would like to remind all that as citizens in a Republic we have a right to exercise our right to voice an opinion in whom we want to best represent our interests.  In the United States, we are represented by our elected representatives.  As a nation we broke from Great Britain because we did not have that right.  "Taxation without representation is tyranny!"  The sad thing that most Americans do not think it is important, and part of the reason the country is in the shape it is in is our own fault.  There is a very big price to pay for being apathetic!

There is no election too big or too small where we should not get out and have our say!  So Vote, and make your voice heard!

Just a note that I am looking forward to attending and speaking at the Real Estate bar Camp RDU in Cary NC this coming Friday November 6, 2009.  I feel honored to have been asked to share as a Thought Leader!  This will be a great opportunity to meet so many of my Active Rain friends.   I will be doing a session on The Internet and Blogging.  This is the fundamentals of a successful real estate web business in everyday plain language.  I promise, I will not use any "Geek Speak!"  I will try to demonstrate from the inceptions of choosing a domain name, to implimentation - the cost effectiveness, driving web traffic, SEO and Blogging for Dollars!

The Internet for over 12 years has provided the bulk of my business, and is the perfect business model for a bad economy.

Click Here for Details!

REAL ESTATE BAR CAMP RDU
Friday, November 6, 2009
9am until 4pm
Venue: Raleigh Regional Association of Realtors
Address: 111 Realtors Way, Cary, NC 27513
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