Atlanta Real Estate BlogRecently posted or modified blog postshttps://www.realsourcebrokers.com/blog/Copyright RealSourceBrokers.com2018-11-07T12:19:27-07:00tag:realsourcebrokers.com,2012-09-20:1110Top 9 Pedestrian-Friendly and Bike-Friendly Atlanta NeighborhoodsThe neighborhoods in central and surrounding Atlanta offer a unique compilation of small-town charm with city-center access. Atlanta is a vibrant city with fun activities, art exhibits, and great local businesses.
If you love living in a close-knit neighborhood, and enjoy the ability to walk or bike to anything in the city, check out these top nine pedestrian and <a href="https://atlanta.curbed.com/2017/9/18/16329084/atlanta-becoming-bike-friendly-city-beltline" target="_blank">bike friendly Atlanta neighborhoods</a>.
<br /><img src="https://assets.site-static.com/userfiles/543/image/blog_images/atlanta_bike_friendly_1.png" width="2048" height="1365" />
1) Midtown
<a href="https://www.realsourcebrokers.com/midtown-atlanta-real-estate/">Midtown, Atlanta</a> is an epicenter of family fun, shopping, dining, and local events. It is known mostly for being the “heart of the arts” for the Southeast. With 25 different arts and cultural venues and 22 entertainment facilities, you’ll never run out of fun and diverting performances to attend.
Midtown is also great for accessibility, since it has four miles of bike lanes, with six miles in development, and 14 miles of new sidewalks. Midtown also has access to public transit options.
2) Virginia Highlands
<a href="https://www.realsourcebrokers.com/virginia-highlands-real-estate/">Virginia Highlands</a>, known as “VaHi,” is a historic neighborhood with a unique design. VaHi has four commercial “villages” which are all connected by pedestrian and bike-friendly blocks, lined by historic bungalow homes. The main “square,” so to speak, is the corner of Virginia and Highland, where you’ll find people strolling around some of Atlanta’s best restaurants, bars, and shops.
If you like finding your creativity in a neighborhood café, eating gelato, and walking to yoga class, VaHi is the perfect place for you.
3) Inman Park
You’ll find historic <a href="https://www.realsourcebrokers.com/inman-park-real-estate/">Inman Park</a> just two miles east of downtown Atlanta. The first planned community in the city, Inman Park boasts large lots, curving streets, and many open park areas. The area has both big, beautiful mansions and smaller homes. The Inman Park Neighborhood Association has an annual three-day festival which brings thousands of people to the area for food, music, and historic tours of homes.
4) Cabbagetown
<a href="https://www.realsourcebrokers.com/cabbagetown-real-estate/">Cabbagetown</a> is an edgy, hipster, and art-driven community famed for the Krog Street Tunnel. With many of the mill buildings and warehouses turned into loft communities, Cabbagetown offers a unique urban lifestyle with easy access to the city center.
5) Reynoldstown
Historic <a href="https://www.realsourcebrokers.com/reynoldstown-real-estate/">Reynoldstown</a> is a beautiful and pedestrian-accommodating neighborhood which is close to the <a href="https://www.realsourcebrokers.com/atlanta-beltline-neighborhoods-map/">Atlanta Beltline</a>. It is known for its eclectic mix of local businesses and art-inspired projects and youth activities. In Reynoldstown, it’s easy to walk to any number of the local cafés for coffee or lunch with a friend. Also, the Atlanta Beltline runs through the neighborhood, instantly connecting it to the surrounding areas.
6) Little 5 Points
<a href="https://www.atlanta.com/neighborhoods/little-five-points/" target="_blank">Little 5 Points</a> lies just less than 3 miles to the East of downtown Atlanta. Although it originated as the commercial district for the Candler Park and surrounding areas, it’s now a thriving home to many diverse cultures. Little 5 Points has been called the melting pot of the South East and is comparable to San Francisco’s Haight-Ashbury district.
Little 5 Points has a Bohemian subculture, a pedestrian-friendly neighborhood, and easy access to all of the surrounding neighborhoods.
7) Candler Park
<a href="https://www.realsourcebrokers.com/candler-park-real-estate/">Candler Park</a> is a National Register of Historic Places neighborhood that lies just 5 minutes east of downtown Atlanta. A family and pedestrian friendly area, Candler Park is home to talented artists, eclectic local shops, and one of a kind bars.
The actual outdoor<a href="https://candlerpark.org/candler-park/" target="_blank"> Candler Park</a> itself offers trails, playgrounds, pavilions, and vast grassy areas to play. Freedom Park, one of the largest parks in Atlanta, lies within the Candler Park Neighborhood. It hosts outdoor sculptures and is a popular destination for biking, jogging, and dog walking.
8) Decatur
<a href="https://www.realsourcebrokers.com/decatur-real-estate/">Decatur</a> is a quintessential college town and thriving neighborhood that is home to 18,000 residents within four square miles. Besides several colleges that call Decatur home, there are also restaurants, art galleries, and independently owned businesses. Decatur is known for its walkable, tree-lined streets, college campuses, parks, and libraries. Decatur connects to the MARTA rail station as well, so inter-neighborhood travel is easy. Decatur is also a hub for bicyclists who love to use the<a href="https://www.traillink.com/city/decatur-ga-trails/" target="_blank"> Decatur trails</a>.
9) Oakhurst
<a href="https://www.realsourcebrokers.com/oakhurst-real-estate/">Oakhurst</a> is a historic neighborhood originally developed as a streetcar suburb of Atlanta. It lies southwest of Decatur in DeKalb County, GA. The Oakhurst area has beautiful public parks and a well-known<a href="http://wyldecenter.org/oakhurst-garden/"> community garden</a>. Oakhurst is also known for its excellent school system. The East Lake MARTA train station is within close walking distance, making surrounding Atlanta neighborhoods easily accessible. Also, Decatur and its nightlife are just one mile away.
Neighborhoods Along the Atlanta Beltline
The <a href="https://www.realsourcebrokers.com/atlanta-beltline-neighborhoods-map/">Atlanta Beltline</a> is a new outdoor space that runs through the heart of the city, connecting some of the most densely-populated neighborhoods with exclusively pedestrian and bicycle pathways.
Although the project isn’t complete yet, the Beltline will eventually cover 22 miles of unused railroad tracks that circle the city’s core neighborhoods.
Even in its limited state, the Atlanta Beltline offers access to trails, walkways, bike paths, open spaces, and cultivated parks and gardens. It’s the urban, artistic and cultural lifeline of the city.
The <a href="https://www.realsourcebrokers.com/beltline-atlanta-lifestyle/">Atlanta Beltline</a> is also home to the Art on the Beltline project, the Southeast’s largest public art project. Many unique restaurants, cafés, and performers flank the Beltline, which means you can easily stroll from your home to hundreds of restaurants, bars or shops along the path.
Midtown, Virginia Highlands, Inman Park and Cabbagetown are all located along open sections of the Beltline. If you’re looking for a pedestrian-friendly area, just call the Keen Team and tell them you’d like to live “walking distance to the Beltline.” They’ll help you find a great home in a fantastic neighborhood.
Vibrant Atlanta
Whether you’re looking for urban artistic, bohemian hipster, upscale uptown, or family friendly, Atlanta’s neighborhoods all offer a variety of unique flavor and charm.
No matter which neighborhood you choose, you will have access to walking and biking trails, independently owned businesses, and vibrant art and culture.2018-10-01T10:20:00-07:002018-10-05T15:31:03-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1256School Ratings & Reviews on TheKeenTeam.comIt's not easy to find objective ratings and reviews for public schools. While there are several independent websites that rate schools, they're often contradictory and difficult to decipher. So to get the full story, you spend time scouring multiple school review sites to determine a consensus of the ratings they provide for each school.
On each of our <a href="https://www.realsourcebrokers.com/schools/" style="font-weight: bold;" title="Atlanta Homes by School District">Atlanta School Guides </a>we've done the legwork for you. And we provide a simple, yet effective, thumbs up/thumbs down rating system designed to give you an "at a glance" review of the school serving a given neighborhood or community.
Keen Team "Thumbs Up" Rating
<img src="https://assets.site-static.com/userfiles/543/image/thumbs_up.png" width="76" height="67" class="img_box_left" style="float: left; margin-left: 15px; margin-right: 15px;" />We crunch the data from three different independent rating sites: GreatSchools, Niche K-12, and SchoolDigger and proivde an "at a glance" rating of each school. A "Thumbs Up" rating from The Keen Team indicates the school earned, at minimum, a B- grade on Niche.com and a 5 or better ranking on GreatSchools.com
Keen Team "Thumbs Down" Rating
<img src="https://assets.site-static.com/userfiles/543/image/thumbs_down.png" width="76" height="67" class="img_box_left" style="float: left; margin: 15px;" />We crunch the data from three different independent rating sites: GreatSchools, Niche K-12, and SchoolDigger and proivde an "at a glance" rating of each school. A "Thumbs Down" rating from The Keen Team indicates the school earned, at most, a C+ grade on Niche.com and ranking less than 5 on GreatSchools.com
Below is an explanation of each of these ratings, as explained by their respective providers:
Overall Niche Grade
<img src="http://assets.site-static.com/userFiles/559/image/schoolratings/Aplus.png" width="76" height="76" alt="Niche Grade" title="Niche Grade" class="img_box_left" style="float: left; margin: 15px;" />Grades are assigned based on how each school or district performs compared to all other schools included in the ranking by using the following distribution of grades and z-scores. While most rankings generally follow this normal distribution, there are slight variances across each ranking, so the actual counts and distribution may vary. <a href="https://k12.niche.com/rankings/methodology/" target="_blank">Learn more</a>.
GreatSchools Rating
<img src="http://assets.site-static.com/userFiles/559/image/schoolratings/10.png" width="76" height="76" alt="GreatSchools rating" title="GreatSchools rating" class="img_box_left" style="float: left; margin: 15px;" />The GreatSchools Rating is a simple tool that helps you compare schools based on test scores and other available data, including student academic growth and college readiness. GreatSchools is always working to improve the rating and add more information when state education agencies make school quality data publically available. The GreatSchools Rating is on a 1-10 scale, where 10 is the highest and 1 is the lowest. Ratings are broken down into three categories: ratings 1-3 signal that the school is “below average,” 4-7 indicate “average,” and 8-10 are “above average.” Ratings for these categories are shown in red, yellow and green (respectively) to help you see the distinctions. <a href="http://www.greatschools.org/about/ratings.page" target="_blank">Learn more</a>.
SchoolDigger Rating
<img src="http://assets.site-static.com/userFiles/559/image/schoolratings/stars-5.png" width="138" height="34" alt="SchoolDigger rating" title="SchoolDigger rating" class="img_box_left" style="float: left; margin-left: 15px; margin-right: 15px;" />SchoolDigger doesn't go into much detail to reveal how they rate schools, other than to say, "Schools, districts, and cities in the top 10% of the ranking list get five stars." Then they break down the remaining star ratings in the following manner:
90-100% - 5 Stars<br />70-90% - 4 Stars<br />50-70% - 3 Stars<br />30-50% - 2 Stars<br />10-30% - 1 Star<br />0-10% - 0 Stars
<a href="http://www.schooldigger.com/aboutranking.aspx" target="_blank">Learn more</a>.
We know you'll agree that our <a href="https://www.realsourcebrokers.com/schools/">Atlanta School Guide</a> makes finding the best school and home for your family easy. And you can always <a href="https://www.realsourcebrokers.com/contact/">contact us</a> if you need help.2018-08-20T11:09:00-07:002018-08-21T13:42:24-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1339Atlanta Goes Back to School
<img src="https://assets.site-static.com/userfiles/543/image/Schools/back_to_school_guide_atlanta.jpg" width="1600" height="418" />Atlanta Goes Back to School<br />
This American tradition can be daunting. With a little preparation, however, you can get the kids back to school, disaster-free and with a face aimed at the year to come.
It’s almost upon us: that magical time of year when the kids get to return to all the glory of education, and when parents get to bask in the regularity of the school day. That being said, there’s a good deal of prep work involved in getting the brood ready to hit the books. But no worries: with a little advice, and a finger or two to point you in the right direction, the end of summer break can be a breeze.
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Start Dates for 2017, by Atlanta School District
<a href="https://www.realsourcebrokers.com/schools/#atlantapublic">Atlanta Public Schools</a>: August 1
<a href="https://www.realsourcebrokers.com/schools/#cobbcounty">Cobb County Schools</a>: July 31
<a href="https://www.realsourcebrokers.com/city-of-decatur-schools/">Decatur City Schools</a>: August 1
<a href="https://www.realsourcebrokers.com/schools/#deklabcounty">DeKalb County Schools</a>: August 7
<a href="https://www.realsourcebrokers.com/schools/#fultoncounty">Fulton County Schools</a>: August 7
Gwinnett County: August 7
Marietta: August 3
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Start With the Essentials
The first step is to tackle the big-ticket stuff first, and to get it out of the way in advance. This includes clothes. We won’t go into too much detail here: either your kids are young enough so they’ll be outfitted for practicality, in which case, you’ve already got a store or two in mind; if your kids are old enough so fashion is the main concern, don’t worry — they’ll tell you. Whichever the case, plan to hit up the mall (Lenox Square in Buckhead is always a safe bet) about a month before school starts, when the first of the fall stock is coming in, and when back-to-school sales are at their peak. Plus, taking care of this in advance will give plenty of time to supplement any necessities with items you can find online
The real key is to make sure technology is maximized — all the best to eliminate a meltdown the night before a big paper is due. If your student has a laptop and/or an iPhone, this is a great time for an annual review: Is it still in working order? How’s the battery life holding up? Is there any necessary software that’s going to require an upgrade before school gets underway? Summertime can be murder on even the most well-protected of technology, so checking big upgrades off the list in advance saves time later on.
Research the Year
The remaining weeks before the school year starts is the last chance to make sure your kid’s signed up for any extracurriculars he or she may want to try their hand at. Whether it’s sports, theater, or basket-weaving, dedicate time to getting together and doing some research. At a loss? Refer to the summertime — were there any cool experiences he or she expressed an interest in wanting to pursue? Chances are, there’s an organization in Atlanta that’ll let them get their hands dirty.
That being said, we can’t vouch enough for the benefits of self-improvement, even once the school year gets underway, especially for older students. While volunteer opportunities and high-school internships are available in abundance during the summer months, they don’t get a lot of press during the school year — which totally doesn’t mean that such positions don’t exist. A good starting point would be to hook up with the gang at Hands On ATL (handsonatlanta.org): for 30 years, they’ve been an amazing one-stop hookup for Atlanta volunteers and non-profits. Just think of how good it’ll look on a college application, too!
Organize the Minutia
As you get closer to the first day of school, getting all the nitty-gritty taken care of can save a lot of headaches in the long run. While your student may insist on keeping track of their schedule in the cloud (hey, it’s what you do, isn’t it?), try to push them on something a bit more tactile. A great way to do this is by using bullet journaling — not only is this form of time managment trendy (and utterly Instagram-able), it lends a creative element to the art of organization, too. Going with something as timeless as a Moleskine and a box of colored pencils is a nice way to start, but hit up a ‘Passion Planner’ if you happen to find one: these half-journal-half-calendars aren’t just a repository for thoughts and things-to-do; they also grant a streamlined way to plot out goals for the next week, month, year, etc., and serve as a nice motivation for the elusive work/life balance (it’s never too early to get them ready for the real world…).
Slip Back into Routine
The last week before school gets underway is critical. No matter how summer has gone, it’s a safe bet that, without some psychological prep work, hopping out of bed and going to classes isn’t going to happen in a bright-eyed, bushy-tailed kinda way. So on the Monday before, re-institute the schedule, but go easy on them: you remember what it was like when you were their age, as the last dregs of summer slowly slipped away… ah, youth. Make it fun. Put on some coffee, whip up some chocolate chip pancakes, and get the early-morning ritual fine-tuned, oiled up, and back in working order.
While you’re at it, spend the mornings that week making plans for one last family outing before the end of summer. Busch Gardens is always a good bet; taking a hike in the North Georgia mountains is always a great excuse to beat the heat; go see a show at the Fox; heck, when was the last time you actually went to the Atlanta Zoo, or the Georgia Aquarium? Whatever you end up deciding to do, make it something everyone will love and look forward to — that oughtta take the sting out of rising with the sun after all these months.
The Night Before
Finally, summon your inner Mary Poppins — you’re on the home stretch. Make sure that clothing is organized for the first day of school, and that the bag is all packed up and ready to head out the door. The last thing anyone needs is a last-minute scramble for that essential item, stuck under a couch cushion, that you’re not even thinking of right now. It’s a scientific fact, after all, that regardless of the amount of prep that takes place, the undeveloped mind is less-than-responsive to the alarm when the actual first day of school arrives.
All of this hard work does have its rewards. Not only will you have done your part to make sure your young student is fully equipped to face the new school year, but you ought to be able to leave yourself just enough time to snap the annual “first day of school” picture that you can pull out to embarrass them with, years afterwards. And isn’t that the real joy of being a parent?
Sniff… They grow up so fast...<br /><br />
Looking for a home in specific <a href="https://www.realsourcebrokers.com/schools/">Metro Atlanta School District</a>?
We've got you covered. Search for your next home by the School District that best suits your family's needs using our <a href="https://www.realsourcebrokers.com/schools/">Guide To Atlanta Schools</a> which features a wealth of information for thousands of Intown Atlanta parents searching for accessible, detailed, year-round information to help direct them to the schools and educational resources that best fit their family’s needs.
2018-07-27T07:19:00-07:002018-08-21T13:42:36-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1331Where to watch Atlanta July 4th fireworks
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/atlanta_july_4th.PNG" width="2048" height="688" />
The Atlanta Fourth of July Guide<br />
There’s more than enough to fill up an Independence Day with these Atlanta extravaganzas.
<br /><br />If you know where to look in the Atlanta metro, you can find way more July 4 festivities than could possibly be attended in a 24-hour period. And heck, realistically, you’re only going to have time for one display before another year goes by. How do you choose? Good question. Here’s a rundown of our favorite Independence Day festivities in the Atlanta area.<br /><br />
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/marker_location_1.png" width="16" height="25" style="vertical-align: middle;" /> The AJC Peachtree Road Race
<a href="https://www.realsourcebrokers.com/buckhead-real-estate/" target="_blank">Buckhead</a> to <a href="https://www.realsourcebrokers.com/midtown-atlanta-real-estate/" target="_blank">Midtown</a><br />Perfect for: Athletes
So, this one isn’t your average July 4 celebration, but we do feel the need to top the list with it. The Peachtree Roadrace has been an institution in the city for about 50 years, and in that time, it’s become the largest 10K on the planet. Seriously — about 60,000 participants flock to the city from all over the world to take part, and there are hundreds of thousands of spectators lining the streets. The race starts at dawn in Buckhead, and terminates in Midtown’s Piedmont Park, where the party — complete with live music, local food, and plenty of endorphins — runs on into the evening. atlantatrackclub.com/peachtree
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/marker_location_1.png" width="16" height="25" style="vertical-align: middle;" /> Centennial Olympic Park’s 4th of July Celebration
<a href="https://www.realsourcebrokers.com/downtown-atlanta-real-estate/" target="_blank">Downtown</a><br />Perfect for: <a href="https://www.realsourcebrokers.com/atlanta-beginners-guide/" target="_blank">New Atlantans</a>
It really doesn’t get any more “Atlanta” than this, the mac-daddy of Atlanta fireworks celebrations. It takes place in Downtown’s Centennial Olympic Park (obviously), but if at all possible, try to finagle your way into a party in one of the adjacent buildings. This show is cool from the ground, but an absolute jaw-dropper from an elevated vantage point. The whole thing is televised, including offerings from some amazing Atlanta favorites, like Grammy winners Bobby Brown and Ann Nesby. centennialpark.com
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/marker_location_1.png" width="16" height="25" style="vertical-align: middle;" /> July 4th Fest at Six Flags Over Georgia
Six Flags<br />Perfect for: Adrenaline Junkies
If you’d like to get your fireworks in after a day on the coasters, Six Flags is the best game in town. Not only is Six Flags over Georgia just a few miles outside the city, but the standard day of amusement park festivities, on the 4th, get a kick at dusk with one of the most spectacular shows in the area. Tickets are $50, so make sure you get there when the place opens (10:30 a.m.), and don’t leave until they close the gate (10 p.m., on July 4). sixflags.com/overgeorgia
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/marker_location_1.png" width="16" height="25" style="vertical-align: middle;" /> Marietta Fourth in the Park Celebration
Marietta<br />Perfect for: Small-Town Charm
For a bit of the Old South, not too far outside the city, head up to Marietta. This one of the more charming squares you’re going to come across on a regular day, which is cool enough, but on the 4th, the whole center turns into an all-day event, starting at 10 a.m. Restaurants are open, the square fills up with vendors, and of course, the whole thing culminates with a great fireworks display (from the parking lot of First United Methodist Church) at 9:30 p.m. marietta.gov
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/marker_location_1.png" width="16" height="25" style="vertical-align: middle;" /> The Fantastic Fourth Celebration at Stone Mountain Park
Stone Mountain<br />Perfect for: Families
Stone Mountain has long been one of the Atlanta area’s most cherished day trips — it’s only a few minutes outside of town (just to the east), and boasts one of the coolest pieces of geography to be found in the state: the giant granite dome that rises from the earth, proffering amazing view of the city during the day. On this night, however, the namesake park (right next to the famous bas-relief) is the base for a fireworks show that’s mixed in with a crazy laser lights display. (By the way, if your schedule is tight around the holiday, this is the one to visit: there’s a show every night, from July 1 to July 4, so pick a date, and buy your ticket ahead of time). stonemountainpark.com
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/marker_location_1.png" width="16" height="25" style="vertical-align: middle;" /> Atlanta Braves Independence Day postgame fireworks
SunTrust Park<br />Perfect for: Sports Buffs
So here’s the plan. Check out the Braves in their new home (they’re playing against the Houston Astros, FYI). Grab some hot dogs, a few beers, all the good stuff. But don’t try to beat the traffic if the scores are too vastly different. Instead, hang around for the postgame fireworks show — if the coolness of this new stadium is any indication, this extravaganza ought to be something. Jump on tickets way ahead of time. Just saying. www.mlb.com/braves
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/marker_location_1.png" width="16" height="25" style="vertical-align: middle;" /> Decatur Fourth of July Celebration
<a href="https://www.realsourcebrokers.com/decatur-real-estate/" target="_blank">Decatur</a><br />Perfect for: Locals
This event is ideal if you’ve got a young family and want to stick close to home (without the hubbub of heading into the fray). Decatur is always a fun spot on any given weekday, but on the 4th, the real action starts at 6 p.m. with the “Pied Piper Parade,” and culminates after dusk (at around 9 p.m.) when this city-within-a-city’s stars and stripes pride gets underway. visitdecaturgeorgia.com
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/marker_location_1.png" width="16" height="25" style="vertical-align: middle;" /> Lenox Square
<a href="https://www.realsourcebrokers.com/buckhead-neighborhood-map/" target="_blank">Buckhead</a><br />Perfect for: Nostalgia...
We only add this because it was such an establishment. For 50 years, Lenox Square was the home of one of the biggest ID4 festivals to be found, with live music, plenty of vendors, and at dark, a dynamite fireworks display that went off from the roof of the mall. But as of 2017, plans have changed, and the whole thing is on hiatus. Will it return? Who knows. It wouldn’t be the first time a beloved tradition took a few years off for re-invention (Music Midtown, anyone?) Keep your eyes peeled...
...but in the meantime, have fun, and be safe. Take MARTA or Uber, partiers.<br /><br />2018-06-23T09:41:00-07:002018-07-01T06:30:07-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1562Atlanta's Top 7 Memorial Day Getaways
Atlanta’s Top 7 Memorial Day Getaways<br />
From natural wonders to the thrills of a(nother) big city, there are a few ways to take advantage of your long weekend.
Memorial Day is awesome. It’s the start(ish) of summer, and you get three days off: the official first chance on the calendar to get out and have a little fun. There are no shortage of activities within the city limits to keep you occupied, but should a change of climate be something you’re after, a whole weekend of fun can be found within a few hours of town, whether you want to get back to the great outdoors, chill out in a sleepy town, or party the night away in some rip-roaring honky-tonk. Here are our top recommendations for exploring the region.
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Appalachian Trail
Two Hours North
It runs clear up to Maine, stretching well over 2,000 miles, but the base of the famed Appalachian Trail actually starts in the foothills of north Georgia. While time may not permit a shoe-destroying trek along the whole path northward, there’s still plenty to do in the first few miles, which are filled with natural beauty, a whole lot of history, and a few quirky surprises along the way (you may actually get to meet brave souls who are just starting the trek). If you’ve got to pick one area, settle somewhere around Brasstown Valley. The wonderful Brasstown Valley Resort and Spa will set you up with 18 holes of golf, and the views during the last few days of cooler weather are just striking from the nearby Brasstown Bald, which boasts the highest elevation in the state.
Asheville, North Carolina
Three-and-a-half Hours Northeast
Asheville has undergone a transformation over the last couple of decades. Once a sleepy little town that was on the verge of disrepair, the city has become an arts mecca comparable to Atlanta, complete with a bustling downtown, and the famous River Arts District—a collection of formerly abandoned warehouses now revitalized with tenancy by some of the biggest artists in the Southeast. Nightowls take note: this town really comes to life after the sun goes down.
Charleston, South Carolina
Five Hours East by Car; One Hour by Plane
There are a variety of Southern accents. But you know the one we’re talking about: that regal one, where the vowels are drawn out with a lilting quality, and where the words can sooth like sweet tea, or stab like daggers. The Francis Underwood accent for all you House of Cards fans. That’s Charleston (chaal-stun). This unofficial capital of S.C. is positively dripping in history, with cobblestone streets, ancient homes, and bustling nightlife districts (the French Quarter—not to be confused with New Orleans’ own—is a must-see). If you’re a conversational sort who also happens to be a sailing fan, a few days and a couple of mint juleps are all it will take to crew a boat in this friendly city.
Jekyll Island
Four-and-a-half Hours Southeast
It’s a bit more of a trek than a lot of the excursions on this list, but if old-school tranquility by the sea is what you’re after, it’s hard to beat Jekyll Island. Seemingly lost in time (the locals have fiercely defended themselves against overdevelopment for decades), this haven on the Atlantic prompts you to park the car, rent a bicycle, and explore at a slow, deliberate pace. Bring the camera: much of the coastline is lined with ancient, felled oaks that provide jaw-dropping opportunities for impromptu shoots while the sun is on the horizon.
Nashville, Tennessee
Four Hours by Car; One Hour by Plane
If you’ve never been, here’s the gist: what they say about Nashville is true. With the Grand Ole Opry and residency by some of the world’s most popular entertainers, it’s the music capital of the South (or even the U.S.—in either case, sorry, Memphis); it’s home to Vanderbilt University (an Ivy-League institution the city holds dear); and the downtown district, with cowboy boot shops, trendy eateries, and the (in)famous Printer’s Alley, cultural experiences unlike any other. If that’s not enough, there’s just one more word: honky-tonk.
Pensacola Beach, Florida
Five Hours South
Amidst ‘The Whitest Sands on Earth’ and the calm, emerald waters of the Gulf of Mexico, Memorial Day in this little town is one of the biggest LGBT parties you’re going to find, well, anywhere. The main stretch of this friendly community is bustling with folks flooding in from all across the country to enjoy fresh seafood, cold drinks (ask for a Bushwhacker — the ice-creamy cocktail was invented here), and some relaxation in the sun. If there’s too much action (it’s not uncommon for 200,000 out-of-towners to show up), drive just a few miles east, along the coast, where vast stretches of rolling dunes are protected from development, but are perennially welcoming of beach towels and picnic baskets.
Savannah, Georgia
Three-and-a-half Hours by Car; One Hour by Plane
For an opportunity to let loose, Midnight in the Garden of Good and Evil style, Savannah’s the place that takes a party and makes it utterly refined. If you’re strolling around town, you’ll notice that open container laws are lax here, making bar hopping a fluid experience (just ask for a plastic go-cup before moving on), but with a restaurant scene that frequently tops the nation’s ‘Best’ lists, there’s a culinary pedigree here as well. The town is built on a bluff, so it’s been protected from centuries of hurricanes (many of the structures here date back to the 1700s), and if an afternoon on the beach is up your alley, Tybee Island is 20 minutes by car.
2018-05-25T09:43:00-07:002018-05-25T09:55:04-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1333Atlanta Summer Festival Guide<img src="https://assets.site-static.com/userfiles/543/image/blog_images/atlanta_summer_festival.png" width="2048" height="532" />
The Atlanta Summer Festival Guide<br />
Pick a weekend. Chances are, there’s something fun to do in Atlanta. Embrace the heat.
The weather may be hot, but there are more than enough cool opportunities to get outside during the months of June, July, and August. Summer festival season is a favorite in Atlanta, and seldom does a weekend go by without something going on, somewhere in the city. So charge up your Breeze Card, hop on a train, and get dropped off in the heart of where the action is.
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<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Atlanta Food & Wine Festival
June 1-4, 2017 | <a href="https://www.realsourcebrokers.com/midtown-atlanta-real-estate/">Midtown</a>
For foodies, this one is a must-attend (and more than worth the ticket prices). Some of the top chefs from the city and, for that matter, the world, come together at various venues in Midtown to prepare unique dishes from the Southern culinary pantheon, as well as some fantastic fusion fare — complete with a long lineup of drink pairings. You can grab a ticket for a particular event if you’d like (the daily tasting tents justify the $50 – $100-per-head price), but if you’re in the mood to splurge, a Connoisseur’s weekend pass will set you back around $1,800. Options lie everywhere in between. Atlantafoodandwinefestival.com
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Virginia-Highland Summerfest
June 3-4, 2017 | <a href="https://www.realsourcebrokers.com/virginia-highland-real-estate/">Virginia-Highland</a>
During the other 51 weekends of the year, the neighborhood of Virginia-Highland is a chilled out, a family-friendly locale of quaint Victorian and Craftsman homes. But for one weekend each June, the streets are bustling with folks from all over the city who flock to enjoy the crafts of regional artists, watch some local music on the main stage, grab a bite to eat, and have a beer or two. Hang out after the festival winds down for the day: the namesake intersection has some fabulous restaurants that’ll stay open until the wee hours on this festival weekend. vahi.org/summerfest
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Tunes from the Tombs
June 10, 2017 | <a href="https://www.realsourcebrokers.com/oakland-cemetery-atlanta/">Oakland Cemetery</a>
In general, there’s a somber air to Oakland Cemetery. It is, after all, a cemetery. But once a year, some of the biggest local musical acts gather at this tranquil patch of historic green space to entertain picnickers who have either brought their grub from home or who choose to hit up one of the several food trucks that show up for this benefit event. Show up early to get a primo spot on the grass. oaklandcemetery.com
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Atlanta Summer Beer Fest
June 17, 2017 | <a href="https://www.realsourcebrokers.com/old-fourth-ward-real-estate/">Old Fourth Ward</a>
Some amazing brews take center stage at this annual favorite, where 150 beers are slated to slake even the heartiest of warm-weather thirst (local beer makers, like SweetWater, Monday Night, Red Brick, and more are always in attendance, but keep an eye peeled for the local favorites from other locales). Top that off with two stages of live music, and you’ve got one of the season’s best excuses to get outside. Just take MARTA, and leave the car keys at home. atlantasummerbeerfest.com
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> National Black Arts Festival
Dates TBA (typically end of July) / <a href="https://www.realsourcebrokers.com/downtown-atlanta-real-estate/">Downtown</a>
African American culture is one of the foundational building blocks of Atlanta, and there’s no better way to catch the complete spectrum than at this annual event. In the last three decades, this festival has grown from a three-day event to a 10-day mega festival that features the very best of black art, dance, theater, musical performances — you name it. nbaf.org
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Atlanta Ice Cream Festival
July 22, 2017 | <a href="https://www.realsourcebrokers.com/piedmont-park/">Piedmont Park</a>
It gets hot in July. No better time for a cone filled with something refreshingly cold. So bring along the family from 11 a.m. to 6 p.m. for more sweet treats than you can fill a sundae with, and while you’re at it, stick around for some local music and a chance to grab one-of-a-kind art from some of the best artists in the South. If you need to work off some calories, there are some fitness activities available as well — check out the site for a lineup. atlantaicecreamfestival.com
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Decatur BBQ, Blues & Bluegrass Festival
August 12, 2017 | <a href="https://www.realsourcebrokers.com/decatur-real-estate/">Decatur</a> & <a href="https://www.realsourcebrokers.com/oakhurst-real-estate/">Oakhurst</a>
Oakhurst is one of the most charming neighborhoods in Atlanta, and there’s no better time to check it out than during this day filled with three Southern staples: barbecue, blues, and bluegrass tunes. The usual ‘cue professionals will be in attendance — Fox Bros., Sweet Auburn, and Stubbs, to name a few — but the party gets started when the 7-plus hours of music start playing. Decaturbbqfestival.com
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Piedmont Park Arts Festival
August 19-20, 2017 | <a href="https://www.realsourcebrokers.com/piedmont-park/">Piedmont Park</a>
This one’s a biggie. More than 250 artists from across the country, specializing in painting, photography, sculpture, metalwork, glass, jewelry, interior decor — the list goes on — will be on hand. If you’d like to get your holiday shopping taken care of early, this is the place to go. For when you get peckish, there’s an abundance of festival foods on hand to keep you satisfied, and some healthy options, too. piedmontparkartsfestival.com
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Grant Park Summer Shade Festival
August 26-27, 2017 | <a href="https://www.realsourcebrokers.com/grant-park-real-estate/">Grant Park</a>
As summer bids its fond farewell, folks from across Atlanta gather at the oldest park in the city for a variety of activities over the course of two days: a 5K fun run, a full-scale, super-entertaining kids zone, live music, and food vendors like Smoke Ring, Bhojanic, King of Pops, and dozens of others. summershadefestival.org
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Looking for more<a href="https://www.realsourcebrokers.com/things-to-do-in-atlanta/"> Things to Do in Atlanta</a>?
<a href="https://www.realsourcebrokers.com/atlanta-beltline-neighborhoods-map/">The Atlanta Beltline</a> is opening new sections. <a href="https://www.realsourcebrokers.com/piedmont-park/">Piedmont Park</a> is expanding. Several <a href="https://www.realsourcebrokers.com/atlanta-neighborhood-map/">Atlanta neighborhoods</a> are witnessing an influx of housing, restaurants, shopping and population growth, while other "classic," stable Intown neighborhoods stand as beautiful, iconic staples in the midst of a booming and rapidly evolving city. And The Keen Brother's are here to help you discover yourself in this city because <a href="https://www.instagram.com/weloveatl/">#WELOVEATLANTA</a>.
2017-07-11T07:25:00-07:002017-07-12T10:39:34-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:133248 Hours in Atlanta<img src="https://assets.site-static.com/userfiles/543/image/blog_images/48_hours_in_atlanta.jpg" width="1950" height="500" />
48 Hours in Atlanta<br />
So, we’ve got the <a href="https://www.realsourcebrokers.com/atlanta-airport/">busiest airport in the world</a>, in case you didn’t know (there’s an old saying in the South: “When you die, no matter if you’re going to heaven or hell, you’ve gotta go through <a href="https://www.realsourcebrokers.com/atlanta-airport/">ATL</a> first.”)
Anyway, it’s entirely possible you’ll find yourself with a layover. We know you’re busy and all, but Atlanta is way more than a fly-through city. If you get a wild hair sometime, why not arrange your flying plans around a two-day stint in A-Town? We promise, there’s more than enough to do. Not to be presumptuous, but would you mind if we helped you out with your itinerary?
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<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Friday, 4:00 p.m.
Welcome to the ATL.
You landed, and have grabbed your bags from the luggage carousel. Look up, and find the signs that direct you to <a href="https://www.realsourcebrokers.com/marta-atlanta/">MARTA</a>. That’s the train that goes right into the heart of the city. It’ll cost you about two bucks.
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Friday, 5:00 p.m.
Check in.
There are so many good hotels in Atlanta, it’s impossible to pick just one. But for centrality and proximity to easy transportation, there are two hotels in <a href="https://www.realsourcebrokers.com/midtown-atlanta-real-estate/">Midtown</a>, right next door to each other. For something modern and boutique-y, the Hotel Indigo Atlanta Midtown is a great bet. For a taste of Atlanta’s history, the Georgian Terrace is old school and lavish — this is the place where the cast of Gone With The Wind stayed during the film’s premier back in the ‘40s. Plus, they’re both only a block away from the North Avenue MARTA stop, which is a straight shot from the airport.
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Friday, 7:00 p.m.
The best of Southern fare.
You’re probably jet lagged, so the last thing you want to do is get checked in and have to explore the heck out of the city to find a decent bite to eat. Peachtree has an abundance of amazing restaurants, but if you want our pick, you can’t go wrong with Empire State South, just six blocks to the north — an easy 10-minute walk. Chef Hugh Acheson’s menu is the pinnacle of innovative farm-to-table, and their cocktail program is exceptional. Solo travelers will love this place, too — there’s always a laid-back crowd here, so you’re bound to meet someone who’ll give you some tips about town.
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Friday, 9:00 p.m.
The best of late night.
Let’s say you got a second wind after dinner. Within a few blocks, there are some awesome spots to spend a few more hours. Opera Nightclub on Crescent Avenue is a groovy place for the dancing set — bonus points for the location in a converted opera house. For the see-and-be-seen crowd, New York transplant STK is always jammed with beautiful people sipping on pricey cocktails. Or, if you’re up for something a little more low-key and authentically <a href="https://www.realsourcebrokers.com/atlanta-beginners-guide/">Atlanta</a>, head west a few blocks to Cypress Street Pint and Plate for cold beer, some of the friendliest bartenders in town, and some live local music.
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Saturday, 9:00 a.m.
Get some carbs in your system.
Overdid it last night, huh? No excuses. Pound some water, and grab a bite to eat. Flying Biscuit, located a little to the Northeast on Piedmont Avenue, is one of those all-day breakfast places, and they’ve got a mammoth selection of comfort foods. Perfect way to start the day.
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Saturday, 10:30 a.m.
Other fish in the sea.
Since you’re in Atlanta, and you’re only here for two days, you have to hit up the Georgia Aquarium. It’s the second largest aquarium in the world, and among the 100,000 specimens of marine life to be found here are whale sharks, beluga whales, manta rays, dolphins, and oodles of penguins. A lot of the creatures can be found in the facility’s centerpiece exhibit — a six million gallon mega aquarium.
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Saturday, 1:30 p.m.
All the pretty buildings
If you’re an architecture buff, <a href="https://www.realsourcebrokers.com/downtown-atlanta-real-estate/">Downtown</a> is an interesting microcosm of Atlanta’s stratospheric growth from the ‘60s onward. Atlanta’s own architectural genius, John Portman, was almost single-handedly responsible for many of the buildings in Downtown Atlanta, and believe us — you’ve never seen anything like them. The highlights are the Westin Peachtree Plaza Hotel (the big cylindrical one), the Marriott Marquis, and the Hyatt Regency Atlanta.
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Saturday, 3:30 p.m.
We’re all here, because we’re not all there.
<a href="https://www.realsourcebrokers.com/little-five-points-atlanta/">Little Five Points</a>: the epicenter of eccentricity in Atlanta. There are beer bars, hip farm-to-table restaurants, record stores, costume parlors, head shops, and some of the very best people-watching in town. From Downtown, it’s about a five-minute Uber ride, so it’s really accessible.
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Saturday, 6:00 p.m.
Get fresh.
Head back to your hotel, wash up, and grab a bite to eat — the Georgian Terrace hotel has a great restaurant on the ground floor called Livingston Bar and Grill. A fine place to fit in dinner and still be able to make your 8:00 p.m. curtain, because you’re going to…
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Saturday, 8:00 p.m.
A night at the theater!
Right across the street, you’ll find the <a href="https://www.realsourcebrokers.com/fox-theatre-atlanta/">Fabulous Fox Theatre</a>. There’s always some live concert or traveling Broadway production coming through, but to be honest, this place is worth it for the aesthetics alone. The facility was originally supposed to be a Shrine Temple back in the ‘20s, but funding ran dry, so they turned it into a theater instead. Still, the nuance remains — the Fox is a love letter to Arabian and Egyptian architecture, creating a patchwork of just delightfully gaudy enough to be, well, fabulous.
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Sunday, 8:30 a.m.
A jog through Piedmont Park.
If you’re down for a good way to get the blood pumping before your day gets started, strap on the running shoes and take a quick jaunt to the Northeast to find <a href="https://www.realsourcebrokers.com/piedmont-park/">Piedmont Park</a>. There are a number of beautiful running trails that weave through this centerpiece of green space, along with some dazzling views of the city to boot. Head back to your hotel, check out, and ask them to hold onto your luggage for a bit.
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Sunday, 11.00 a.m.
The best fried chicken in town.
Sunday Brunch. It’s not just a tradition in Atlanta — it’s practically a birthright. Luckily, you’re just a few blocks to the south of South City Kitchen, which does one of the best brunches in the city. Start out with a Bloody Mary, and if you’re going to order anything, get the fried chicken. It melts in your mouth and is regarded as some of the best in town (for a part of the world known for fried chicken, that’s saying something).
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Sunday, 1:00 p.m.
Take in some masterpieces.
If this happens to be the second Sunday, admission to the <a href="https://www.realsourcebrokers.com/high-museum-of-art-atlanta/">High Museum of Art</a> is free. If not, this world-class art museum is still one of the best ways to spend an afternoon in the city. There’s always a rotating exhibit or two, but the permanent collection — consisting of some amazing contemporary art, sculpture, photography, and American folk art — will easily drain your last few hours in Atlanta. Their gift shop is awesome, too. high.org
<a name="where"></a><img src="https://assets.site-static.com/userfiles/543/image/oakhurst_neighborhood/calendar_date.png" width="25" height="22" style="vertical-align: middle;" /> Sunday, 4:00 p.m.
See ya later!
Hop on the <a href="https://www.realsourcebrokers.com/marta-atlanta/">MARTA</a> and head back to the <a href="https://www.realsourcebrokers.com/atlanta-airport/">airport</a>. (Don’t forget your luggage.) Come on back soon, y’hear?
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New to Atlanta?
Whether you’ve already slated your move to Atlanta, or are just considering this city as your new home, you’re likely going to be doing a lot of research. Every city has nuances, history, quirks, and jargon that can be confusing for newcomers, and Atlanta is no different. We’ve taken the liberty of providing a few basics with our <a href="https://www.realsourcebrokers.com/atlanta-beginners-guide/">Atlanta Beginner’s Guide</a>. Check it out, and you’ll be feeling like a local in no time.
2017-07-08T13:53:00-07:002017-07-14T09:08:17-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1111Ponce City Market’s Role in the Revitalization of Old Fourth WardAtlanta’s history is rich with stories of triumph, failure … and new beginnings.
Ponce City Market, a building that’s playing a vital role in transforming <a href="https://www.realsourcebrokers.com/old-fourth-ward-real-estate/">Old Fourth Ward</a> and the surrounding neighborhoods of <a href="https://www.realsourcebrokers.com/midtown-atlanta-real-estate/" target="_blank">Midtown</a> and <a href="https://www.realsourcebrokers.com/virginia-highlands-real-estate/" target="_blank">Virginia Highlands</a>, is a perfect example.
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/ponce_city_market.png" width="2048" height="1147" />
This once-abandoned building is a key player in the redevelopment of one of Atlanta’s oldest neighborhoods.
In this article, we’ll discuss the history of both Ponce City Market and Old Fourth Ward, sharing ideas on how the redevelopment of the former Sears distribution center is fundamentally changing Intown Atlanta.
Sears, Roebuck & Co.’s Iconic Building
In 1926, Sears, Roebuck & Co. was one of the nation's leading consumer goods companies. At the time, a substantial proportion of the company’s orders came through their catalog.
In order to process their catalog orders, Sears, Roebuck & Co. opened a gorgeous brick building on Ponce de Leon Avenue. This 2.1-million-square-foot brick building (roughly 45 acres of floor space) is the largest building in the South.
The site is unique because it is actually the crossroads for four core Intown neighborhoods: Virginia-Highlands, Poncey-Highland, Midtown, and Old Fourth Ward.
During the company’s heyday, Sears used this beautiful feat of architecture as a shipping center. The retail store closed in 1979, but Sears maintained the building as a regional office until 1987.
Unfortunately, the Sears building fell into disuse and abandonment. From 1987 to 1990, the building saw little activity.
In 1990, the City of Atlanta purchased the building for $12 million. The city planned to house more than 2,000 police and fire employees in this space, as well as rent out sections of the building to county, state and federal agencies. They also established a city-funded art gallery on the ground floor.
While the city successfully moved some of their police and fire department offices into the building, the majority of the space remained unutilized or underutilized. Finally, in mid-2010, the building officially fell vacant. The city closed the building to the public, and this behemoth-sized space sat empty.
Old Fourth Ward’s Troubled History
<img src="https://assets.site-static.com/userfiles/543/image/7897816432_9cb982a329_z.jpg" alt="" width="300" height="200" class="img_box_left" />The story of the Sears building mirrors the story of the neighborhood in which it sits, Old Fourth Ward. Both flourished, then fell into decline, and are now experiencing a comeback.
Old Fourth Ward was once a thriving and wealthy neighborhood. It’s main thoroughfare is Boulevard Avenue, which runs through the heart of the city, connecting <a href="https://www.realsourcebrokers.com/oakland-cemetery-atlanta/">Oakland Cemetery</a> (located on Moreland Ave near its intersection with Boulevard) to Piedmont Park (which starts at the corner of 10th Street and Monroe Drive).
Boulevard runs through Cabbagetown, Sweet Auburn, the Highlands, Old Fourth Ward and ends in Midtown, where it changes names to Monroe Drive.
In the early 1900’s, Boulevard Avenue was the most desirable residential street in Atlanta. Elegant mansions lined the street, particularly around Boulevard’s intersection with Ponce de Leon.
Unfortunately, the Great Atlanta Fire of 1917 destroyed Boulevard’s beautiful homes. The fire, which stretched from Cabbagetown through Midtown, forever changed the landscape of Old Fourth Ward.
Most of the burned-down mansions along Boulevard and Ponce were replaced by cookie-cutter brick apartment complexes. As the wealthier residents started moving away, Old Fourth Ward became a barren landscape of abandoned buildings and boarded-up windows.
Old Fourth Ward steadily declined from the 1960s into the 2010s. Properties along <a href="https://en.wikipedia.org/wiki/Freedom_Parkway">Freedom Parkway</a> were razed to make space for a freeway that was <a href="https://en.wikipedia.org/wiki/Freeway_revolts_in_Atlanta">never built</a>. What was once a densely populated neighborhood of 20,000 residents was soon only home to 6,000 people. Major areas of Boulevard sat vacant for most of the 1970s.
At the same time, there was a shortage of low-income affordable housing in the country. To remedy this problem, Congress passed the Housing and Community Development act of 1974, known today as the <a href="https://www.hud.gov/topics/housing_choice_voucher_program_section_8" target="_blank">Housing Choice Voucher Program Section 8</a>.
In response to this subsidized program, Gerald Schuster, the CEO of a Boston-based company called Continental Wingate, bought the majority of the blighted and run-down properties along Boulevard. He turned these old buildings into Section 8 apartments. Continental Wingate owns more than 700 units along Boulevard, all of which are federally subsidized.
Boulevard became the largest concentration of Section 8 housing in the southeast, and Old Fourth Ward became an area that represented Atlanta's highest concentration of poverty.
From the 1970’s through 2010, Boulevard became one of the most neglected neighborhoods in the city. Until just a few years ago, Old Fourth Ward -- and particularly Boulevard Ave. -- was a notorious hotspot for crime, drugs, prostitution, and gang activity. It was not a safe place,<a href="https://creativeloafing.com/content-170536-Down-on-Boulevard:-Positive-change-might-finally-come-to-Atlanta's-lawless-street" target="_blank"> even for the residents</a>.
As sections the neighborhood Intown neighborhoods began to improve -- restaurants opened along Edgewood Avenue, for example -- Old Fourth Ward remained neglected. Creative Loafing magazine described it as “<a href="https://creativeloafing.com/content-170536-Down-on-Boulevard:-Positive-change-might-finally-come-to-Atlanta's-lawless-street" target="_blank">the hole in the donut</a>.”
Old Fourth Ward and Ponce City Market: Intricately Linked
<img src="https://assets.site-static.com/userfiles/543/image/19969190352_1b0a6b3465_z.jpg" alt="" width="300" height="300" class="img_box_right" />How does the history of Old Fourth Ward relate to Ponce City Market?
As you can see, both the Sears building and the neighborhood in which it’s located once enjoyed a prosperous heyday. But both the building and the neighborhood fell into subsequent decline. Their fates mirror one another.
Today the building is making a resurgence. And alongside this, the neighborhood is also enjoying a comeback.
In 2011, a private-equity group called Jamestown Properties bought City Hall East from the City of Atlanta <a href="https://atlantaintownpaper.com/2011/08/city-hall-east-to-become-ponce-city-market/" target="_blank">for $27 million</a>, which included an initial $15.5 million payment at closing. Their purchase also allowed the City of Atlanta to stop spending $600,000 per year on maintenance and operating overhead for the abandoned building.
Jamestown Properties is the same group that developed the Chelsea Market in New York, a mixed-use food hall, shopping center, television production center and office building that’s housed in the former Nabisco factory where the Oreo cookie was invented.
The Jamestown Properties managing director stated that they envision Ponce City Market developing into a major economic hub, mirroring the success of the Ferry Building in San Francisco, Pike Place in Seattle, and their own Chelsea Market in New York.
They rebranded the former Sears building (and former City Hall East) as Ponce City Market. These developers sought to turn the vast historic site into a mixed-use development of residential lofts, retail space, offices, and restaurants.
The developers are dedicating 300,000 square feet of retail space on the first and second floor levels. This space will feature a mix of national chains and local businesses.
They’re also devoting 500,000 square feet of space to Class A office space, as well as many residential dwellings that range from studios to three-bedrooms.
Jamestown, along with its sustainable development subsidiary Green Street Properties, is also building multiple walking paths that create direct access from the property to the Beltline, which runs next to Ponce City Market.
In the short-term, this created a boom in construction-related jobs in the neighborhood. In the long-term, city officials estimate that the redevelopment of Ponce City Market will create an economic impact of more than $1 billion over the next 10 years.
Ponce City Market’s Transformation
Jamestown Properties succeeded.<a href="https://poncecitymarket.com/" target="_blank"> Ponce City Market</a> officially opened on August 25, 2014, although the building opened piecemeal (one section at a time).
<img src="https://assets.site-static.com/userfiles/543/image/13291137173_dfd224457e_z.jpg" alt="" width="300" height="400" class="img_box_left" />The Dancing Goats coffeeshop became the first space open for business. Dancing Goats, which features fair-trade coffee, fresh-baked goods and a large screened “front porch” area, instantly became popular among neighborhood residents. Most mornings it’s bustling with activity.
Ponce City Market is now in the process of opening additional stores, office spaces, bars, restaurants, and fitness studios. The former Sears’ distribution center is becoming a center of commerce, art, and economic prosperity.
As Ponce City Market grows in popularity, the surrounding neighborhood -- Old Fourth Ward -- is also experiencing a revitalization, thanks to this media attention and economic activity.
Ponce City Market and Old Fourth Ward Today
Ponce City Market and the Old Fourth Ward are mutually helping one another revitalize.
Old Fourth Ward has become <a href="https://www.mydomaine.com/underrated-american-neighborhoods/slide15" target="_blank">“the next Brooklyn.”</a> It’s hip, it’s cool, and home values are skyrocketing.
The revitalization of Ponce City Market plays key role in the revitalization of Old Fourth Ward. In addition, the opening of the Atlanta Beltline, specifically the<a href="https://beltline.org/explore-atlanta-beltline-trails/eastside-trail/" target="_blank"> Eastside Beltline Trail</a> (which runs next to PCM), is also playing a crucial role.
The Beltline creates a pedestrian-friendly and bike-friendly pathway that stitches together the Intown neighborhoods. Together, the Beltline and Ponce City Market have begun to revitalize the <a href="https://en.wikipedia.org/wiki/Ponce_de_Leon_Avenue" target="_blank">Ponce de Leon Avenue</a> corridor.
These two factors have forever changed the once- economically distressed Old Fourth Ward district. Old Fourth Ward is quickly becoming a safer and more prosperous area to live.
A Mutual Revitalization
<img src="https://assets.site-static.com/userfiles/543/image/10637729246_cd553e9d51_z.jpg" alt="" width="300" height="225" class="img_box_right" />This isn't just a story about a building coming back to life. It's a story about an entire neighborhood (and City) coming back to life.
Ponce City Market and the Beltline have played a key role in revitalizing Old Fourth Ward. This area now houses families of all income levels and features a booming real estate prices. This neighborhood of poverty is now a neighborhood of hope, economic success and artistic expression.
College students, families, and young professionals now call the iconic building home. New restaurants and storefronts are opening every day. Businesses are flourishing. People are no longer afraid to walk down Ponce de Leon Avenue.
The Beltline connects Ponce City Market and Old Fourth Ward to the surrounding areas of Atlanta, linking people not just physically, but with the promise of prosperity as well.
Ponce City Market has helped a diverse group of people and businesses embrace Old Fourth Ward as their home. The once-abandoned Sears, Roebuck and Co. warehouse is now<a href="https://atlanta.curbed.com/2015/10/12/9912352/party-ponce-caps-ongoing-market-opening" target="_blank"> open for business</a>.
Photos courtesy of: <a href="https://www.flickr.com/photos/120846594@N05/">BeltLandia</a>, <a href="https://www.flickr.com/photos/nshivar/">Nate Shiver</a>, Todd Dominey, <a href="https://www.flickr.com/photos/pasa/">Paul Sableman</a>, <a href="https://www.flickr.com/photos/smoddelmog/">smoddelm</a>2017-06-30T09:40:00-07:002018-10-08T14:58:38-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1112The Atlanta Beltline: One of the Most Impressive Urban Revitalization Projects in the WorldWe know that Atlanta is unique – and not just because of Coca-Cola, CNN and the CDC. Atlanta stands out among major U.S. cities because of what it doesn't possess: a navigable waterway.
Why does that matter? Read on.
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/atlanta_beltline_project_1.png" width="2048" height="1182" />
Many major U.S. cities are built on navigable waterways. Minneapolis, St. Louis, Memphis and New Orleans are located on the historic Mississippi River. Cincinnati and Pittsburgh are located along the Ohio River. New York, Boston, Miami, Los Angeles, San Diego and Seattle are coastal cities.
Atlanta is one of the few major U.S. cities that isn’t built on a major river or near a large body of water. (The Chattahoochee isn't navigable for major shipping or transport.)
Many major cities in the United States grew along rivers banks and ocean ports.
How did Atlanta develop? Along railroad lines.
Why does this matter?
Because many of those same railroads lines are now making an impressive second act.
Those railroads lines are the star player in one of today's most remarkable urban redevelopment projects in the world: the Atlanta Beltline.
<img src="https://assets.site-static.com/userfiles/543/image/railroad-tracks-480466_1920.jpg" alt="" width="900" height="600" class="img_box_center" />
The Founding of Atlanta: Why Did This Landlocked City Emerge?
Atlanta’s unique developmental history as a land-locked hub of prosperity came about because it was the terminal point for trains traveling from the Midwest to the South. In 1836, Georgia decided to build a train that linked the state to the Midwest; one year later, in 1837, they pounded the stake that marked the southern "terminus," or Zero Mile Post. As a result, when the city first started out, it was just a train depot known as Terminus.
By 1839, Terminus held a store and a few homes. In 1843, the city was incorporated as Marthasville, named for the governor's daughter; two years later, in 1845, the city changed its name to Atlanta. Throughout this time, Milledgeville stood as the capital of Georgia.
Between 1845 and 1854, rail lines appeared in Atlanta from four different directions. This once little town turned into the railroad hub for the southern U.S., and therefore developed particular strategic significance during the Civil War, which is one of the reasons General Sherman targeted Atlanta during his march.
Post-War, Atlanta's population grew rapidly, and the city turned into a manufacturing hub. By 1868, Atlanta turned into the state's capital.
That's impressive growth for a city that's not located anywhere near a navigable waterway.
Even though Terminus didn’t have access to waterways, it had access to the sprawling and crawling railroads that entered the area from every direction. So, just like cities built on waterways, Terminus quickly became a wealthy and prominent southern city soon known as Atlanta because of its access to the easy transport of goods over the rail system.
<img src="https://assets.site-static.com/userfiles/543/image/atlanta-970645_1280.jpg" alt="" width="900" height="540" class="img_box_center" />
Atlanta's unique opportunity
Atlanta holds a unique and rich history as a transportation city. Thanks to that history, modern Atlanta has a lot of old, disused train tracks.
Instead of seeing the abandoned railways as urban blight, a (former) Georgia Tech student named Ryan Gravel saw that Atlanta had a unique opportunity.
In his 1999 <a href="https://smartech.gatech.edu/handle/1853/7400" target="_blank">Master’s Thesis</a>, Gravel wrote about how Atlanta could transform the sprawling, disused city tracks into a new, living, breathing part of the city, just as cities like Paris and Milan once transformed the abandoned spaces of their cities into new and useful areas for living and commerce.
Those disused railroad tracks could become pedestrian and bicycle paths. Those paths could be surrounded by green public parks. Local artists could display sculptures and other artwork throughout.
And since these railroad tracks connected with one another, why couldn't the pedestrian and bike paths connect, too? Why couldn't the entire project become one gigantic loop, linking the city together – north, south, east, west – and breathing new vitality, walkability, and modernity into Atlanta?
Gravel’s 1999 thesis has come a long way. In the year 2000, Gravel and two colleagues mailed copies of the thesis to more than two dozen influential Atlanta residents. One local city council representative became an early supporter. Throughout 2001 through 2004, they actively promoted the idea to the PATH Foundation, local business community, and local political leaders.
In 2005, the Beltline plan was officially adopted.
The Beltline is an ambitious plan that will create 22 miles of walking and bicycling trails, which runs through densely-populated Intown neighborhoods including <a href="https://www.realsourcebrokers.com/midtown-atlanta-real-estate/" target="_blank">Midtown</a>, <a href="https://www.realsourcebrokers.com/old-fourth-ward-real-estate/" target="_blank">Old Fourth Ward </a>(O4W), <a href="https://www.realsourcebrokers.com/virginia-highlands-real-estate/" target="_blank">Virginia Highlands</a>, <a href="https://www.realsourcebrokers.com/inman-park-real-estate/" target="_blank">Inman Park</a>, West End, Adair Park, and much more. It will redevelop 2,544 acres and include a transit system, such as a light rail or streetcars. The Beltline will also Atlanta's greenspace by approximately 40 percent.
Since the city doesn’t need to obtain right-of-way to pave over the abandoned tracks, they could get started immediately transforming the city. This new project developed a name – the <a href="https://www.realsourcebrokers.com/atlanta-beltline-neighborhoods-map/" target="_blank">Atlanta Beltline</a> – and created plans to
The <a href="http://beltlineorg.wpengine.netdna-cdn.com/wp-content/uploads/2013/03/Beltline_Implementation-Plan_web.pdf" target="_blank">Atlanta Beltline 2030 Strategic Implementation Plan</a> (SIP), along with the Atlanta Beltline’s board of directors, will guide the citywide transportation and redevelopment program to its completion, aiming for completion before the year 2030.
<img src="https://assets.site-static.com/userfiles/543/image/rail-234318_1920.jpg" alt="" width="900" height="675" class="img_box_center" />
Completed Multi-use Beltline Trails
The <a href="https://beltline.org/explore-atlanta-beltline-trails/eastside-trail/" target="_blank">Eastside Trail</a> is the most prominent finished section of the Atlanta Beltline project along the old rail corridor. It is a combination of park space and multi-use walking and biking trails that run from the tip of <a href="https://www.piedmontpark.org/" target="_blank">Piedmont Park</a> to <a href="https://www.inmanpark.org/" target="_blank">Inman Park</a> and <a href="http://www.h4wpc.org/" target="_blank">Old Fourth Ward</a>.
The completed Eastside Trail Gateway is the connection between the completed Eastside Trail and the Historic Fourth Ward Park. The Gateway allows visitors quickly to access the 12 acres of green space, scenic lake, playground, and splash pad inside Historic Fourth Ward Park.
Along with the Eastside Trail, several projects have already reached completion. The <a href="https://beltline.org/2014/03/31/edgewood-avenue-bridge-reopens-to-auto-pedestrian-and-bicycle-traffic-april-1/" target="_blank">Edgewood Avenue Bridge Replacement Project</a>, for example, has improved walking conditions and created more pedestrian connections to the Beltline.
<img src="https://assets.site-static.com/userfiles/543/image/sculpture-668010_1280.jpg" alt="" width="900" height="598" class="img_box_center" />
Art on the Beltline
The completed portions of the Beltline have become a magnet for city artists. These areas now feature the largest temporary public art exhibition in the South.
Now in its sixth season, <a href="http://beltlineorgart.wpengine.netdna-cdn.com/files/2015/09/Art-on-the-Atlanta-BeltLine-brochure-2015_scrolling.pdf" target="_blank">Art on the Atlanta Beltline</a> showcases installations and performance of art from new and returning artists along four miles of the Beltline.
Parks on the Beltline
The long-term Beltline plan will create a series of parks throughout the city. These thirteen connected “Beltline Jewels” are known from the working plan as <a href="http://beltlineorg.wpengine.netdna-cdn.com/wp-content/uploads/2012/04/Emerald-Necklace-Study.pdf" target="_blank">The Beltline Emerald Necklace</a>.
In total, the Atlanta Beltline will create or revitalize 1,300 acres of public green space (and 2,544 acres of total land redevelopment). Historic Fourth Ward Park, just south of the Ponce City Market, for example, has a new recreational park area built on the site of the old Ponce de Leon Amusement Park.
The current Atlanta Beltline plan would expand Enota Park, Maddox Park, and Ardmore Park by a cumulative 77.7 acres. The Trust would also create 713 acres of new park space.
What’s Next?
The Atlanta Beltline will eventually feature a continuous path circling the city center along the old railroad right of way, with paths that divert in areas along the Northwest portion of the route.
Once complete, the <a href="https://www.realsourcebrokers.com/atlanta-beltline-neighborhoods-map/">Atlanta Beltline will feature 33 miles of multi-use trails</a> and will connect the surrounding neighborhoods and make new shops, restaurants, and parks accessible to Atlanta’s residents.
The Beltline won’t be finished for several years, but now that the Eastside Trail is completed, there are several other projects lined up that will both work towards completing the Beltline as well as raising property and home values in Atlanta.
The Plaza at North Avenue
The Jamestown Company along with Atlanta Beltline, Inc. are working to complete the Plaza at North Avenue project. The plaza will be the first of its kind at North Avenue on the Eastside Trail. It will serve as a public space immediately adjacent to the Ponce City Market.
The Plaza will be a place where Beltline users can step off the trail for shopping, eating, and entertainment. It will be accessible from the bridge that crosses over North Avenue as well as from the existing access path to Ponce City Market’s rail shed deck. The Plaza will also eventually have stairs and an elevator from Ponce City Market to North Avenue.
Arthur Langford Jr. Park
The Arthur Langford Jr. Park, located in the Joyland neighborhood, is just a few blocks away from the future Southside Trail of the Beltline. <a href="https://beltline.org/parks/arthur-langford-jr-park/" target="_blank">Improvements</a> made to the park will improve the city and raise home values in the surrounding areas.
The park will host a second Beltline skate park, thanks in part to a grant given to the Beltline project by the Coca-Cola Company. The park will also receive upgrades to the playground and a complete renovation of the park’s community center.
The Eastside Trail Southern Extension
<a href="https://beltline.org/progress/progress/construction-progress/eastside-trail-southern-extension/" target="_blank">The Eastside Trail Southern Extension</a> will add about 1.25 miles to the already opened multi-use trail. The extension will run between Irwin Street and Memorial Drive.
The Westside Trail
The U.S. Department of Transportation awarded the City of Atlanta $18 million dollars through the TIGER V grant to develop the southwest corridor of the Atlanta Beltline. This new <a href="https://beltline.org/explore-atlanta-beltline-trails/westside-trail/" target="_blank">Westside Trail</a> will be a 3-mile corridor formed on the Atlanta Beltline’s southwest side, running from University Avenue in Adair Park North to Lena Avenue in Washington Park.
The Urban Agriculture Site at Adair Park
The Urban Agriculture Site at Adair Park is a project headed by <a href="https://beltline.org/2015/04/14/planting-a-new-life-for-the-urban-farm/" target="_blank">two newly hired farmers</a>, Andy Friedberg, and Andrea Ness. The Urban Farm at the Westside Trail, located near the border between the Oakland City and Adair Park neighborhoods, will transform a formerly contaminated site of depleted and eroded soil into an urban farm which will utilize sustainable farming methods.
Friedberg and Ness are currently working on creating a market garden and selling produce grown in the Urban Farm to turn use funds for more agricultural improvement projects. The Urban Agriculture Site will become an invaluable resource to the community for both fresh food options and nutrition education.
<img src="https://assets.site-static.com/userfiles/543/image/atlanta-884134_1920.jpg" alt="" width="900" height="316" class="img_box_center" />
How the Beltline will Affect Home Values
Once completed, the completed Beltline project will redevelop nearly 3,000 acres of underused property along the Beltline. These projects, new businesses, and increased access to surrounding Atlanta neighborhoods will create 30,000 permanent jobs over the next 20-25 years and are expected to generate more than $20 billion dollars in new economic development. Most of this economic redevelopment will take place in historically underinvested areas of Atlanta.
The Beltline is helping to rejuvenate neighborhoods, clean urban blight, and raise home and property values. Sustainable development, affordable housing, and neighborhood stabilization have also played an important role in the revitalization of Atlanta through the Beltline project.
The Beltline offers city-center access to all of Atlanta’s neighborhoods. Since the Beltline will connect all of Atlanta, residents will have access to all of the walking and biking trails, independently own businesses, and vibrant local art that Atlanta has to offer.
The Beltline has transformed formerly crime-ridden and collapsing areas into beautifully recovering areas. New restaurants and storefronts are going in every day and businesses are flourishing. Development of these new or previously underused properties will help the Atlanta Public School System since rising property values and increasing tax revenue will become an economic boost Atlanta’s public school budget.
The Atlanta BeltLine even won the prestigious Prix d’Excellence award from the International Real Estate Federation (FIABCI), for the best rehabilitation project in the world.” The FIABCI recognizes that Atlanta is leading the way to establish public green space, revitalized neighborhoods, and reestablish a connection between citizens and the environment.
There hasn’t been a better time to move to Atlanta. Without a doubt, the Atlanta Beltline is helping neighborhoods revitalize, businesses flourish, and home values rise. This project -- which started as a Master’s thesis -- has become one of the largest and most impressive urban re-development projects in the world.2017-06-21T07:09:00-07:002018-10-05T15:22:51-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1113Beyond the Beltline: What Other Projects Will Breathe New Life into Atlanta's Neighborhoods?There’s no question that the <a href="https://beltline.org/" target="_blank">Atlanta Beltline</a>’s miles of trails, acres of green space and improved access to transit is transforming the city of Atlanta. The Beltline creates economic boosts to <a href="https://www.realsourcebrokers.com/atlanta-neighborhoods/" target="_blank">Atlanta's Intown neighborhoods</a>, new access to employment opportunities, and creates the opportunity for foot traffic (and bike traffic) to reach new retail and office space.
Guess what? It's not alone.
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/IMG_6397.png" width="2048" height="1357" alt="Beyond The Beltline" title="Atlanta Beltline" />
The Beltline isn’t the only redevelopment project that can breathe new life into the City of Atlanta.
In the coming decades, the following five projects — Turner Field, Fort McPherson, Martin Luther King Jr. Drive, Underground Atlanta, and Bellwood Quarry — will have the potential to transform the city and, perhaps more importantly, the surrounding communities, if the residents and officials can work together to create a vision for the city that works for both the residents and redevelopment projects.
If officials and residents are able to come together, Atlanta has the potential to become an even more vibrant, booming economic and residential area.
Bellwood Quarry
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/6954378894_87765bd011_k.jpg" width="2048" height="1536" alt="Bellwood Quarry" title="Atlanta Bellwood Quarry" />
Bellwood Quarry looks more like it would belong in a rocky crag in the desert or mountains, instead of in the heart of a Southern city. Filming even took place at the site of the Bellwood Quarry for “The Hunger Games” as well as other films and TV shoots, including the popular show “The Walking Dead.”
If Atlanta city officials have their way, though, they will ensure that no one ever sees the inside of the quarry again. An ambitious project would turn Bellwood Quarry into Westside Reservoir Park.
Atlanta city officials see the quarry as a unique opportunity to provide a 400 feet deep, one billion gallon reservoir that would give the city at least a 30-day emergency supply of water.
Along with transforming the quarry into a reservoir, the plans would include creating a 45-acre greenspace, larger than Atlanta’s famous Piedmont Park.
The city has already spent 40 million to purchase the site from Fulton County. The city would need at least another 270 million dollars, in collaboration with the city’s watershed management department, to bring their vision for Westside Reservoir Park to life.
If completed, the park would include walking trails, green space, recreational facilities, and possibly even a new civic center and amphitheater.
City Councilwoman Felicia Moore is excited by the opportunity that Bellwood Quarry presents for her district. “It seems to me that that project, particularly being so close to the transit, really has opportunity to be a catalyst for not only that part of Hollowell Parkway, but may spur some development up and down the corridor,” she said in an interview with 90.1 WABE, <a href="https://www.wabe.org/bellwood-quarry-will-eventually-be-atlanta-s-biggest-park-2/" target="_blank">Atlanta’s NPR station</a>.
Westside Reservoir Park would connect with both the Beltline and a section of the Emerald Corridor.
The Park itself, and its proximity to the Beltline, would raise home values and draw in new business. The redevelopment of the quarry into a reservoir and greenspace undoubtedly has the potential to bring new life and business to a currently neglected area of town.
Don’t expect a grand opening ceremony anytime soon, though. It could take as many as 15 years to complete the project.
In the meantime, residents and officials alike look forward to the possibility of new, beautiful park space and <a href="https://creativeloafing.com/content-406033--Inman-Park-Festival-&-Tour-of-Homes-prepare-to-knock-your-socks-off-April-28-29" target="_blank">renovations to the city’s infrastructure</a> in their neighborhood.
Fort McPherson
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/6198393282_be9c2a4646_b.jpg" width="1024" height="680" alt="Atlanta Neighborhoods Transformed " title="Fort McPherson" />
Uncertainty lingered for years around this longtime military base’s future. That all changed last summer when Reed made a surprise announcement that filmmaker Tyler Perry would purchase roughly 330 acres to build a film studio complex for a discounted price of $30 million.
Although the future was uncertain for a long time for the former Army base at Fort McPherson in Atlanta, officials believe that the Fort McPherson redevelopment project represents an unparalleled opportunity to transform the southwest region of Atlanta.
Atlanta officials and the MLRA project that the construction of Tyler Perry Movie Studios, on 330 of the total 488 acres of the old Army base, will bring at least <a href="https://www.wjbf.com/news/filmmaker-tyler-perrys-plans-for-a-sprawling-movie-studio-at-fort-mcpherson/1015808081" target="_blank">5000 new jobs to the area</a>, a much-needed boost in employment for the local economy that was hit hard by the recession.
In June 2015, the McPherson Implementing Local Redevelopment Authority (MILRA), along with help from the Atlanta District Council of the Urban Land Institute, created a panel of experts to determine the best marketing opportunities for the 145-acre parcel of land acquired from the Army at Fort MacPherson.
The <a href="http://fortmaclra.com/wp-content/uploads/2015/10/MILRA-Report-9-1-15-with-survey.pdf" target="_blank">Panel’s study</a> showed that they could break the 145-acre area into the following development zones: a historic village, film production supported retail, a wellness/office campus, Lee Street retail, a green space anchor, and Campbellton Road residential, office, and mixed-use space.
The Lee Street project would bring employment opportunities with retail, dining, and even a hotel that would serve both Tyler Perry Studios and the surrounding communities.
The Campbellton Road project would offer smaller community-scale developments that mesh with adjacent neighborhoods, like grocery stores, coffee shops, and affordable retail stores.
Brian Hooker, the executive director of the MILRA, <a href="https://creativeloafing.com/content-232648-20-People-to-Watch---Brian-Hooker:-The-dealmaker" target="_blank">expects to break ground</a> soon, and he remains confident that both Tyler Perry Studios and future surrounding retail and mixed use areas will dramatically improve southwest Atlanta by bringing unprecedented economic and employment opportunities to the area.
Hooker believes that the community needs those businesses, period. He believes the project will help lower vacancy rates, build stronger communities, and boost property values, creating an urban development that hasn’t been seen in that area in decades.
It is the <a href="http://fortmaclra.com/about/redevelopment/" target="_blank">mission of the MILRA</a> to “create an environment that transforms Fort McPherson into a vibrant location that catalyzes growth, opportunity, and prosperity in our surrounding community.”
Martin Luther King Jr. Drive
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/9072752412_e04baf3ac6_k.jpg" width="2048" height="1365" alt="Martin Luther King Drive Renovation Project" title="MLK Drive Atlanta" />
Martin Luther King Jr. is a name that should beget images of strength, unity, and hope, but much of Atlanta’s namesake street is currently filled with urban eyesores like abandoned buildings, old apartments, and blighted areas that have fallen into disrepair.
The street that flanks the State Capitol and drives through the heart of the historic Atlanta University Center and past the Georgia Dome deserves better.
Atlanta Mayor Kasim Reed plans to use money from the city’s $250 million infrastructure bond package to turn the twelve plus miles of Martin Luther King Jr. Drive into, “one of the most attractive streets in America.”
Mayor Reed’s plan for the Drive, along with City planners, would reduce the number of MLK Jr. Drive lanes from four to two, one lane in each direction, to provide space for much-needed bike lines for the city. The renovation of MLK Jr. Drive would also include functional and beautiful roundabouts, pedestrian crosswalks, plant-filled medians, small parks, as well as public art exhibits, much like the ones currently seen along the Beltline.
The construction of the short-term projects, like sidewalks and medians, could be completed by as early as 2017. The bulk of the project most likely will not be finished until at least 2020, because, to even get started, much of the blighted property along the drive would need to be purchased, cleared, and transformed.
There’s no question that the renovation project of MLK Jr. Drive would improve the basic infrastructure of the streets and sidewalks, but it would also raise property values and breathe new life into that neighborhood of Atlanta.
Turner Field
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/3817950365_4cd8ebd1e1_b.jpg" width="1024" height="576" alt="Turner Field is leaving Atlanta" title="Atlanta Braves" />
With the Atlanta Braves <a href="https://creativeloafing.com/content-185671-Cover-Story:-Bye-bye,-Braves" target="_blank">leaving Turner Field</a> for their new stadium in Cobb County, the city and its residents now have the opportunity <a href="https://creativeloafing.com/content-173483--Survival-of-the-Dead-shows-no-signs-of-life" target="_blank">make plans for the Turner Field area</a> and reverse the negative effect that the stadium and its acres of parking lots had on Atlanta’s neighborhoods.
Residents and officials alike, through a community benefits coalition and the Turner Field Task Force, have begun fielding offers from potential bidders for the soon-to-be-former home of the Braves. As of yet, Georgia State University seems to be the most likely candidate for the property.
The university wants to convert the stadium into a new 30,000-seat football, soccer, and track-and-field stadium, as well as build a new baseball park, academic buildings, and green space.
“A private team led by real estate development powerhouse Carter and Columbia Residential would build private student housing, a mixed-use campus of shops, restaurants, retail and single-family and market-rate apartment homes on a majority of the surrounding area of about 80 acres,” according to <a href="https://www.ajc.com/news/breaking-news/georgia-state-developers-want-the-ted-for-major-project/S48lJZEEudb2Bac4ohocHK/" target="_blank">AJC.com</a>.
Community advocacy group representatives from the surrounding neighborhoods are pro-development, and they look forward to the potential for community basics like grocery stores, coffee shops, restaurants, bars, and laundromats.
Residents are optimistic about GSU as their new neighbor, as long as they gear their development plan towards both residents and those affiliated with the university.
Although there is not yet a consensus on Turner Field should be used in the future, there is a consensus that the Braves moving to a new location presents a rare opportunity for Atlanta to revitalize its neighborhoods. Residents and officials both hope for a mixed-use are that will generate much-needed tax revenue for the city.
Underground Atlanta and South Downtown
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/298730546_239494ceab_b.jpg" width="1024" height="768" alt="Atlanta Underground set to transform Atlanta's Downtown" title="Underground Atlanta" />
WRS, Inc. announced back in 2014 its plan to purchase the 12-acre property known as Underground Atlanta for 25.8 million dollars. It was a deal that would both ease the financial burden the property places on the city as well as giving the historic city-center area a chance to revitalize.
WRS, Inc. plans for the property to include, “a live-and-shop development with retail and residential space that takes full advantage of Underground Atlanta’s proximity to university, government, sports and public transit centers,” according to the <a href="https://www.wrsrealestate.com/" target="_blank">WRS, Inc. website</a>.
WRS, Inc. plans to replace much of the ground-level buildings with a grocery store, hotel, conference center, and apartment buildings, encouraging a flow of residents to an area that was previously all retail space.
Residents seem most excited by the promise of a downtown grocery store through this revitalization deal. These plans would transform the 12-acre property into a community, rather than a shoddy and at times creepy tourist destination.
Revitalizing the Underground will, by proxy, revitalize South Downtown Atlanta, the history area south of Marietta Street, which would <a href="https://creativeloafing.com/content-185601-Cover-Story:-South-downtown-must-be-fixed-for-Atlanta-to-thrive" target="_blank">undoubtedly benefit from redevelopment</a>.
Common Ground
If Atlanta wants to see progress from redevelopment in the form of more jobs, new businesses, increased housing, lower crime rates, and decreased blight, elected officials of the city will need to start listening to its residents and taking their concerns seriously. Progress won’t be possible if everyone involved can’t find common ground.
If they can find common ground, though, Atlanta has some amazing opportunities for redevelopment and revitalization that will transform the city into a new and vibrant center for both residents and commerce.
Photos courtesy of: <a href="https://www.flickr.com/photos/geoliv/">Geoff Livingston</a>, <a href="https://www.flickr.com/photos/savannahcorps/">U.S. Army Corps of Engineers Savannah District</a>, <a href="https://www.flickr.com/photos/wallyg/">Wally Gobetz</a>, <a href="https://www.flickr.com/photos/gregduckworth/">Greg Duckworth II</a>, <a href="https://www.flickr.com/photos/10557450@N04/">theunquietlibrarian</a>2017-06-20T12:45:00-07:002018-10-08T14:27:56-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1253An in-depth look at Kirkwood, Atlanta.The <a href="https://www.realsourcebrokers.com/kirkwood-real-estate/">Kirkwood neighborhood of Atlanta</a> is a historic community of more than 3,000 households on the east side of Atlanta, a “small town in the big city. The original Kirkwood neighborhood, designed by architect Will Saunders in the 1870s, became a streetcar suburb of Atlanta by 1910. It's now entirely in DeKalb County and is bordered by <a href="https://www.realsourcebrokers.com/oakhurst-real-estate/">Oakhurst</a>, <a href="https://www.realsourcebrokers.com/edgewood-real-estate/">Edgewood</a>, <a href="https://www.realsourcebrokers.com/east-lake-real-estate/">East Lake</a>, and <a href="https://www.realsourcebrokers.com/lake-claire-real-estate/">Lake Claire</a>.
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/keen_on_kirkwood.png" width="2048" height="1367" />
While a few statelier Victorian style Queen Anne and Greek Revival homes occupy the neighborhood, Kirkwood is comprised mostly of the iconic two-story craftsmen-style American Foursquare homes and Craftsman bungalows. There are also a large number of the smaller tract-style homes typical from the post-World War II period.
If you’re looking for a new home, whatever size or style home you prefer, Kirkwood has something to offer.
A short history of Kirkwood
Prior to the Civil War, the most prominent Atlanta families who owned land in Kirkwood were the Dunwoody, Kirkpatrick and Clay families. Many believe that "Kirkwood" is a blend of the Kirkpatrick and Dunwoody surnames.
Kirkwood was the setting for several major events during the Civil War's Battle for Atlanta, and the Georgia Historic Commission has placed five historic markers across the neighborhood. Most notably, a marker that reads "The Battle for Atlanta Began Here," near the area where Memorial Drive crosses Clay St., signifies the start of the battle, when the first two brigades from each side crossed paths.
Residential development began in the 1870's, and by 1910 streetcars began providing express service between Kirkwood and Atlanta three times per day. This continued until the early 1950's.
Starting in the 1950s and leading into the 1960s, due to tension in the community caused by segregation and integration, the Kirkwood neighborhood saw a dramatic shift in its primary residents. In 1950, African-Americans comprised 0.3 percent of the Kirkwood population; by 1970, African-Americans comprised 95 percent.
Starting in the 1980s, Kirkwood began to see a surge of new residents of all ages and races, who saw some of the historic homes as the perfect opportunity to renovate and take part in the American dream of homeownership. Thanks to a new diverse crowd of occupants, including a robust and supportive LGBT community, the Kirkwood community began to flourish as a diverse, inclusive neighborhood.
Kirkwood Today
In 2003, Kirkwood began renovations on a $1.5 million “streetscape” project that helped to remove urban blight, renovate streets, install paved pathways, and give community members regular everyday amenities such as trash cans and bike racks. The project also encouraged Kirkwood to become a more pedestrian/bike-friendly neighborhood by narrowing street crossings, adding bike lanes, and lowering the speed limits. Also, new decorative sidewalks are now adorned with historic street lighting.
These changes sparked a surge in both small business and private commercial development in the neighborhood. Today, Kirkwood hosts its own post office, public library, fire station, and police precinct, which creates the feeling of a “small town in the big city.”
This revitalization has created a friendly, in-town living area filled with beautiful historic homes, business and work opportunities, and involved community members.
Where is Kirkwood?
Kirkwood is a convenient and centrally located Atlanta neighborhood. With the <a href="https://www.realsourcebrokers.com/dekalb-corridor/">DeKalb Avenue Corridor</a> just north of the neighborhood, Memorial Drive to the South, Mellrich and Winter Avenues to the East, and Rogers and Montgomery Streets to the West residents of Kirkwood enjoy having easy access to the central business district in Atlanta.
Kirkwood is also located conveniently close to the Hartsfield International Airport and the I-20 and I-75/1-85 Highways. Kirkwood has its own MARTA east rail line station (East Lake Station) which provides neighborhood residents with easy access to the popular Atlanta neighborhoods and businesses of nearby Virginia Highlands, Little 5 Point, and East Atlanta.
Things to do
Whether you’re simply looking do some shopping or start your own business, Kirkwood offers art galleries, coffee shops, bars, restaurants, dance and exercise studios, hair salons, and a host of other offices and businesses.
It’s not all business in Kirkwood; the residents like to have fun too. The <a href="http://www.kirkwoodfling.com/" target="_blank">Kirkwood Spring Fling</a>, for example, is one of Kirkwood’s most popular annual events. Every year, Atlanta residents and visitors get to enjoy a fun festival which offers live music, an artists’ market, food from local vendors, children’s activities, and tours of some of Kirkwood’s historic homes.
The <a href="https://www.facebook.com/KirkwoodWineStroll/" target="_blank">Kirkwood Wine Stroll</a> is an annual event in which attendees can sample wines sold by local businesses. It's hosted by the <a href="http://www.kirkwoodbiz.com/" target="_blank">Kirkwood Business Owners Association,</a> a nonprofit that promotes local businesses in the area.
<a href="https://www.facebook.com/TheKirkwoodFamilyFind" target="_blank">Kirkwood Family Find</a> is a kid-friendly Easter egg hunt with 8,000 eggs hidden across Bessie Branham Park. Meanwhile, <a href="http://www.kirkwoodholidays.com/" target="_blank">Home for the Holidays</a> features holiday tree lighting, music and Santa Claus.
And the <a href="http://www.batlevent.org/" target="_blank">Battle of Atlanta</a> organization hosts an annual 5K race, along with event commemorating Kirkwood's role in Civil War history.
Kirkwood is also only a few miles away from other popular neighborhoods in Atlanta, like Downtown Decatur and Little 5 Points, which have activities happening throughout the year.
Kirkwood is also home to incredible restaurants, such as Zagat-rated breakfast favorite <a href="http://www.suninmybelly.com/" target="_blank">Sun in My Belly</a> and local favorite gastropub <a href="http://www.thepullmanatl.com/menu.html" target="_blank">The Pullman</a>. Residents who are looking for a quiet nook to sit with their laptop can head to <a href="http://www.taproomcoffee.com/about/" target="_blank">Taproom Coffee</a>, a Kirkwood specialty coffee shop which (hint, hint) also serves craft beer.
Parks and greenspace
Kirkwood residents also enjoy access to the following public parks and green spaces that are spread throughout the neighborhood:
1) Bessie Branham Park hosts Atlanta’s only Urban Treehouse, a $2 million recreational center, tennis and basketballs courts, a playground, and a state of the art computer center that offers free classes to Atlanta residents.
2) Coan Park features a disabled-accessible playground for children, outdoor gym equipment for adults, tennis courts, a baseball field, and an entertainment gazebo.
3) Gilliam Park offers green space, a bike trail which was begun as a part of the <a href="https://pathfoundation.org/" target="_blank">PATH</a> project, and even a community garden.
4) The Kirkwood Urban Forest and Community Garden was established by residents who came together to transform seven acres of neglected city land into a city park and <a href="https://sites.google.com/site/kufgarden/about-us" target="_blank">community garden</a> run by local volunteers.
5) DeKalb Memorial Park, which is located at the southern edge of Kirkwood, hosts a basketball court, two tennis courts, and several athletic fields.
A neighborhood of opportunity
Atlanta’s Kirkwood neighborhood is as diverse as they come. Historic homes, a unique past, one of a kind festivals, parks and greenspace, and passionate community involvement have all created the Kirkwood neighborhood that Atlanta residents know and love today.
Although the neighborhood has really begun to blossom into its new identity in the past decade, there’s no telling just how much the neighborhood will transform even more for the better in the decade to come.
With new Atlanta Beltline projects planned for the neighborhood, an influx of new businesses, and rising home values, Kirkwood is definitely one of the premier up and coming neighborhoods to watch out for in Atlanta. For anyone looking to call an Atlanta neighborhood home, business, home, and personal opportunities await in Kirkwood.2017-06-15T08:38:00-07:002018-11-07T11:51:28-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1255Atlanta Neighborhoods Map
Map of "Intown" Atlanta Neighborhoods<br />
Location. Location. Location.
Where exactly is "Intown" Atlanta anyway? Loosely defined: it's "Inside the Perimeter" - meaning the geographic area inside of the circular, eight- to 12-lane, 60-mile stretch of I-285 that completely surrounds Atlanta and its nearby neighborhoods and towns. More specifically, "Intown Atlanta" refers to the cluster of 37 neighborhoods close to the city center. And here at The Keen Team, we recently launched a new interactive Intown <a href="https://www.realsourcebrokers.com/atlanta-neighborhood-map/" title="Atlanta Neighborhood Map">Atlanta Neighborhood Map</a> Search. Click the image below to get started.
<a href="https://www.realsourcebrokers.com/atlanta-neighborhood-map/"><img src="https://assets.site-static.com/userfiles/543/image/Atlanta_Neighborhood_Maps/Atlanta-Neighborhood-Map.jpg" width="4221" height="3150" /></a>2017-06-07T10:40:00-07:002017-06-30T14:10:49-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1114Up Close and Personal with Atlanta's Intown Neighborhoods<img src="https://assets.site-static.com/userfiles/543/image/blog_images/up_close_blog_post/IMG_2915.PNG" width="2048" height="1280" />
Sherwood Forest
First developed in the 1940s, Sherwood Forest is a quiet, residential neighborhood which runs adjacent to Ansley Golf Course. Going with the Robin Hood theme, the main thoroughfare is Robin Hood Road, with Friar Tuck Road and Little John Trail overlooking the greens. On Lady Marian Lane and Nottingham Way you’ll find well-kept mid-century ranch style homes.
Since the Sherwood Forest neighborhood is within walking distance of the Beltline’s loop, residents look forward to a future Beltline connection.
Virginia Highlands
What started as an early 20th-century streetcar suburb, Virginia-Highland is a neighborhood named after the intersection of Virginia Avenue and North Highland Avenue, the heart of a busy commercial district at the center of the neighborhood.
The cross between Virginia Avenue and North Highland Avenue is thriving with pedestrians at almost any hour of day, but it particularly comes alive in the evenings, as local residents flock to restaurants like Noche, Murphy's and La Tavola, or stay out late at the many bars dotting the neighborhood center.
Often nicknamed "The Highlands" or "VaHi," the neighborhood has become a famous destination for Atlanta residents due its eclectic mix-use space of restaurants, bars, and shops. VaHi is a favorite neighborhood in Atlanta, and it’s frequently referred to as Atlanta’s most walkable neighborhood.
As a bonus, the Eastside Beltline Trail is conveniently located within walking distance, with multiple entry points from different sections of VaHi. This makes it easy for VaHi residents to walk or bike to Piedmont Park, as well as other trendy, dynamic Intown neighborhoods like Inman Park and Old Fourth Ward.
Adair Park
Founded in 1892 by the famous developer George Adair, Adair Park once feature landscaped gardens amidst charming bungalows and sweeping front porches. The neighborhood experienced “white flight” in the 1960s but has since begun to repopulate with a younger, trendy population.
Hailed as “Atlanta’s best kept secret,” Adair Park’s residents enjoy affordable home prices and close proximity to the West End MARTA station, Downtown, and the Atlanta Beltline.
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/up_close_blog_post/Sandy_Springs.jpg" width="1024" height="700" />
Sandy Springs
Strictly speaking, Sandy Springs isn't an "Intown" neighborhood, but we wanted to add it to the list because of its popularity and it's growing cultural scene.
Most of the Sandy Springs area is “comfortably affluent” and centers around scenic, mansion-lined, single-lane roads.
This neighborhood is known for its Sandy Springs Festival, which takes place every summer. The Festival offers food, vendors, activities, and arts, and serves as the primary fundraiser for Heritage Sandy Springs, a nonprofit organization dedicated to community building activities and preserving the historical and cultural identity of Sandy Springs.
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/up_close_blog_post/Midtown.jpg" width="1024" height="680" />
Midtown
Even though Midtown is the second largest business district in the city of Atlanta, it’s not all business in Atlanta’s Midtown neighborhoods. The resident population of 41,681, as well as six million visitors a year, enjoy the local arts scene, other cultural attractions, iconic architecture, and urban layout.
Midtown contains one-third of the city’s high-rise buildings and is also home to the Fox Theatre, Woodruff Arts Center, and the Atlanta Symphony Orchestra, not to mention a handful of universities.
Lindbergh/Morosgo
In the 1970s, Lindbergh/Morosgo boasted spring water pools, a lake, horseback riding, and a myriad of other outdoor amenities. This Buckhead neighborhood now boasts more mixed-use developments, retail, shopping, restaurants, and convenient access to both Buckhead and Midtown, as well as multiple major highways.
Chosewood Park
In Chosewood Park, named for a twelve-acre Wildlife Habitat located at the center of the neighborhood, you will find mostly craftsmen-style bungalow homes that were built in the early 1900s. These homes once served as residences for employees of Atlanta’s Penitentiary, but now accommodate a diverse mix of families and backgrounds.
Chosewood Park lies south of Grant Park and sits directly in the path of the Beltline. Thanks in part to both the Beltline as well as unobstructed views of the Atlanta skyline from the north side of the park, residents have recently enjoyed a major boost in home prices. While we can't make market predictions, we observe that many investors have flocked to Chosewood Park in anticipation of future Beltline development.
Tuxedo Park
Tuxedo Park is one of Buckhead’s most prestigious neighborhoods and has been home to Atlanta’s wealthiest residents since the early 1900s. Along the mansion-lined streets, you’ll see lavish and stately revival Georgian, Tudor, Italian, and Greek style homes. Perhaps the most noteworthy property within Tuxedo Park, however, is the Governor’s mansion.
East Lake
Home to the world-famous East Lake Golf Club, the East Lake neighborhood has undergone a dramatic transformation in recent decades. Formerly plagued by a high crime rate, East Lake is now on the upswing, thanks in part to Tom Cousins and other corporate philanthropists who directed a substantial amount of money into redeveloping and improving the area.
"Fifteen years ago, East Lake Meadows, a public-housing project with 1,400 residents, was a terrifying place to live. Nine out of 10 residents had been victims of a crime," Cousins told the <a href="https://www.wsj.com/articles/thomas-cousins-the-atlanta-model-for-reviving-poor-neighborhoods-1379112162?tesla=yhttps://www.wsj.com/articles/thomas-cousins-the-atlanta-model-for-reviving-poor-neighborhoods-1379112162?tesla=y" target="_blank">Wall Street Journal</a>. "Today it is a safe community of working, taxpaying families whose children excel in the classroom."
Violent crime in East Lake fell by more than 90 percent in the last 15 years, and overall crime dropped by 72 percent. The East Lake neighborhood now reports significantly less crime than Atlanta overall.
In 1995, employment in East Lake stood at 13 percent. Today it's at 70 percent, with the majority of the remaining 30 percent either retired, disabled or in job training.
Chastain Park
Bordered by Sandy Springs on the north and Tuxedo Park on the South, Chastain Park neighborhood is known primarily for its 268-acre public park of the same name. In the summer, Atlanta residents flock to Chastain Park to enjoy concerts at the Amphitheatre, a round of golf at the North Fulton Gulf Course, or simply for a walk on the jogging trails. The park also boasts playgrounds, tennis courts, swimming pools, and even a horse park.
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/up_close_blog_post/Decatur_Downtown_Historic_District_03.jpg" width="2736" height="3648" />
Decatur
Thanks to the completion of several downtown development plans, Decatur has seen a major recent economic boost. The Decatur neighborhood is a trendy, mixed-use, in-town suburb of Atlanta, featuring some of the city's most popular restaurants, such as the Iberian Pig, Kimball House and the down-home Brick Store Pub.
Decatur enjoys exceptional access to the MARTA rail station. In fact, a MARTA station is conveniently located in the center of downtown Decatur, making the center of this neighborhood one of the most public-transit-accessible spots in metropolitan Atlanta.
While the official motto is "a city of homes, schools and places of worship,” the unofficial motto of the town is "it's greater in Decatur."
Photo credit: <a href="https://commons.wikimedia.org/wiki/File:Atlanta,Georgia,downtown_skyline,dusk.jpg">Atlanta</a>, <a href="https://upload.wikimedia.org/wikipedia/commons/2/27/Decatur_Downtown_Historic_District_03.jpg">Decatur</a>, <a href="https://c1.staticflickr.com/1/205/450094542_3128186f9c_b.jpg">Midtown</a>, <a href="https://upload.wikimedia.org/wikipedia/commons/thumb/5/57/The_King_and_Queen_towers.jpg/1024px-The_King_and_Queen_towers.jpg">Sandy Springs</a>, <a href="https://upload.wikimedia.org/wikipedia/commons/thumb/2/2e/2420_Alston_Dr_-_Atlanta_-_DeKalb_County_-_March_2013.jpg/640px-2420_Alston_Dr_-_Atlanta_-_DeKalb_County_-_March_2013.jpg">East Lake</a>2017-06-01T08:17:00-07:002018-11-07T12:19:27-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1102The Ultimate Guide to Buying a Home<img src="https://assets.site-static.com/userfiles/543/image/atlanta_home_buying_guide.png" alt="buying a home" width="333" height="500" class="img_box_right" />Buying a home is no small decision, and the process is no minor feat.
To make things less stressful for you, here is a quick and easy overview of all steps along the way. This can help you understand what you’re getting into, and learn how to handle each step as you get there.
Don't forget: if you work with the Keen Team, you'll have an advocate helping you every step of the way. (Check out <a href="https://www.realsourcebrokers.com/testimonials/" target="_blank">our testimonials</a>.)
1. Set a Budget
When deciding how much to budget for a home, remember that the mortgage amount you’re approved for doesn’t necessarily equal the amount you can afford.
The cost of owning a home involves more than just the price of the property; it also includes the extra expenses that come along with homeownership — furniture, repairs and maintenance, utilities, lawn care, etc.
You can find calculators online to estimate how much home you can realistically afford, but a good rule of thumb is to multiply your gross salary by 3.0 in order to keep things affordable. This is the amount your total housing costs, from mortgage to utilities, should stay under.
If you're not sure whether or not a house is in your price range – or if you have any concerns – talk to your real estate agent from the Keen Team. They've seen hundreds of transactions and their experience can help guide you through this decision.
2. Get Your Credit Score in Order
Your credit score tells mortgage lenders how financially responsible you are. The better your score, the better the interest rate you’ll receive on a mortgage, and the difference can wind up saving you thousands over the lifetime of your mortgage.
Ideally, your credit score should be around 720 or above. To check your score, go <a href="https://www.annualcreditreport.com/index.action" target="_blank">here</a> and request a free report, which you’re entitled to each year. Review the report thoroughly to make sure there aren’t any errors, and if there are, report them to the credit reporting agency immediately.
If you find your score is less than good, there’s plenty you can do to improve it, including paying down your balances and keeping older cards open even if you’re not using them. (This adds to the length of your credit history, which is a good thing.)
3. Save for a Down Payment
Once you know how much house you can afford, calculate what 20 percent of that amount would be. This is how much money you should have saved up for a down payment.
If you’re not able to put down at least 20 percent, you’ll be hit with private mortgage insurance (or PMI), which can add an extra 0.5 – 1 percent to each payment. That may not sound like much, but it can translate to an extra $40-$80 a month for a $100,000 dollar home.
4. Know Your Loan Options
A mortgage is a big commitment, so make sure you know exactly what you’re getting yourself into.
The most common choice for homebuyers is a fixed-rate loan spread over a 30-year term, because this option gives you the lowest monthly mortgage payment. However, you’ll wind up paying more interest over the course of a 30-year loan, so if you can afford a higher monthly payment, a 15-year term will save you more in the long run.
You can also consider an adjustable (or variable) rate loan, which gives you a lower monthly payment early on in exchange for rising rates and payments in later years. If you don’t plan on living in your home for very long (say, less than 5 years) and will be selling it off before the rates get too high, this could be a good option for you get a home on the cheap.
5. Get Pre-Qualified for a Mortgage
Don’t even bother starting your home search if you haven’t gotten pre-qualified for a mortgage yet. Many realtors won’t even accept bids from buyers who aren’t pre-qualified, and if you happen to get into a bidding war with a buyer who is pre-qualified when you aren’t, this could be the difference between winning and losing the house.
Take care of this step before you book any viewing or visit any open house. If you're not sure how to become pre-qualified, ask a member of the Keen Team. These agents are happy to help you through the process.
6. The Search Is On!
You’ll also want to create a working wish list before you start looking at properties. Determine which items are only “wants” and which you consider deal-breakers.
Factors to think about include location, home size, home type (condo, single-family detached, duplex), yard space, school district if you have children, and proximity to amenities.
You can find a great checklist to start with <a href="https://www.hud.gov/sites/documents/WISHLIST-EN.PDF" target="_blank">here</a>.
Remember when you’re looking at homes to evaluate them with your head and not just your heart. You may fall in love with the backyard of one property, but if its location will add another half-hour to your commute both ways each day, it may not be worth the tradeoff for you. Similarly, you may hate the wood paneling and tacky paint color of another property, but remember that these things are cosmetic and can be easily changed if you like the overall bones and location of the home.
7. Making an Offer
This is by far one of the most stressful parts of home buying, whether this is your first home or your fourth. Listen to the advice of your real estate agent; they know the market, know how to “play the game” of negotiations and can advise you on how to make the best offer that will both reflect your financial limits and desire for the house and attract the sellers’ interest.
If your first offer isn’t accepted (which is often the case), remember there are other ways you can get a good deal beyond asking for a lower price. Seller’s concessions, like covering part of the closing costs or making some improvements or upgrades before the closing date, can help sweeten the pot.
8. Getting an Appraisal
An accepted bid is reason to celebrate, but be prepared for the fact that it’s not the end of the road. You still have two more steps to get past before everyone can sign on the final dotted lines.
The first is the appraisal. An appraisal is an estimate of the home’s current market value and is used to ensure that what you’re paying for the house is what it’s actually worth. An appraisal can take up to a week to schedule, with the actu<a name="_GoBack"></a>al appraisal taking a few hours to complete. Your lender will most likely be the one who chooses the appraiser, although you’ll be expected to foot the bill for it, so make sure to budget between $300-$600 for this expense.
If there are any vast discrepancies in the home’s appraised value and your accepted purchase price, your real estate agent can walk you through your options, which can include renegotiating the contract, withdrawing your offer or moving forward knowing you have immediate equity built into your purchase.
9. Getting a Home Inspection
The next, and final, hoop to jump through before closing can be arranged is the home inspection. Make your offer contingent upon getting a home inspection — it will let you know if there are any major flaws in the home that could cost you big money, either right away or down the road.
While a home inspector doesn’t have the ability to open up walls or take things apart, he is able to provide a thorough visual assessment of the state of the entire home major’s areas, from plumbing and electrical systems to roofing and exterior. If something is in need of repair, is not up to code, or looks like it may need repair or maintenance down the road, the inspector will be able to let you know.
If the inspection reveals there are simply more problems with the home than you care to deal with, you are free to walk away at that time. If you decide you wish to move forward but don’t want to pay your full offer price in light of the extra expenses, you can ask the seller to lower the price or throw in concessions like fixing some of the issues that arose during the inspection. Again, your real estate agent can help you navigate this back-and-forth based on their years of experience.
10. Navigating the Closing Process
Everything’s been settled and agreed upon, and you’re ready to make this home yours!
A number of parties may be at the closing: you and your attorney, the seller(s) and the seller(s)’ attorney, real estate agents for both parties, an impartial third-party closing agent who handles all the paperwork, and a representative of the title company, who will collect escrow payments for things like property tax, homeowner’s insurance and title insurance and make sure all documents are prepared and recorded properly with the county.
Your attorney/real estate agent will let you know which documents you need to bring to the closing (cashier’s checks, photo ID, etc.) and will walk you through everything you’re signing to make sure you understand it. Be ready to sign a lot of documents, often in duplicate, and set aside a full half-day from work for the entire closing so you don’t feel pressed to rush back to the office before your lunch break is over. If you’re buying a property in another area (such as in instances of relocation), your attorney/real estate agent can advise you on how to provide electronic signatures instead of being there in person.<br /><br />Related Links
<a href="https://www.biggerpockets.com/renewsblog/2015/09/01/step-by-step-guide-buy-first-rental-property/" target="_blank">Step By Step Guide to Buying Your Very First Rental Property</a>
2017-05-31T11:56:00-07:002018-10-05T13:37:38-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1252Interested in Living in Edgewood, Atlanta? Here's Everything You Need to Know.<a href="https://www.realsourcebrokers.com/edgewood-real-estate.php">Edgewood</a>, located near Little Five Points (L5P), <a href="https://www.realsourcebrokers.com/cabbagetown-real-estate/">Cabbagetown</a>, <a href="https://www.realsourcebrokers.com/kirkwood-real-estate/">Kirkwood</a> and <a href="https://www.realsourcebrokers.com/east-atlanta-real-estate/">East Atlanta</a>, is one of Intown Atlanta's most booming and vibrant neighborhoods. It's also an affordable place to live for many first-time homebuyers.
Let's take a closer look at life in Edgewood...
<a href="https://assets.site-static.com/userfiles/543/image/blog_images/edgewood/interested_in_edgewood.png"><img src="https://assets.site-static.com/userfiles/543/image/blog_images/edgewood/interested_in_edgewood.png" width="2048" height="1365" /></a>
Home values in Edgewood have escalated in the past three years, and the neighborhood appears to be continuing its pattern of strong growth. Businesses are thriving; the population is increasing; neighborhood parks, trails, and associations remain active.
Homes in Edgewood are available at a wide variety of price points, and entry-level or "starter" homes are still affordable – at least for now. Edgewood offers homes ranging from less than $250,000 up to more than $600,000.
Edgewood Shopping and Dining
Edgewood's most famous retail anchor is the Edgewood Retail District, which opened in 2005.
<a href="http://shopedgewoodretaildistrict.com/">The Edgewood Retail District</a> is a massive shopping complex that houses Target, Lowes, Kroger, PetCo, Barnes and Noble, Best Buy, UPS, Wells Fargo, Chase, Bed Bath and Beyond, and Ross, making it an incredibly convenient one-stop shop.
If you're looking for a quick place to eat, the same district also features local and regional restaurants and fast-casual eateries, including RuSan's sushi, Shane's Rib Shack, Uncle Maddio's Pizza, Figo, Morelli's Ice Cream, and more.
In the mood for something fancier? One-Eared Stag features farm-to-table cuisine, while Ration and Dram feature upscale American staples like charcuterie boards. Both restaurants are Zagat-rated.
The Inman Park neighborhood, located just a few blocks away, offers an endless array of established, high-end restaurants. Meanwhile, major Intown staples like the Krog Street Market is an easy journey from Edgewood.
If you're looking for some of the city's most fun entertainment, head to either L5P or East Atlanta Village (EAV). Both are located next to Edgewood, making it easy for locals to hit the bars, check out restaurants or enjoy the scene in both spots, but then return home to a quiet neighborhood.
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/edgewood/edgewood_retail.jpg" width="1620" height="600" />
Edgewood Homes
More than 100 years ago, during the Reconstruction-era real estate boom from 1870 to 1910, Edgewood was its own town.
Originally, Edgewood featured small homes on small lots. Many of Edgewood's historic homes are single-story bungalows that measure less than 1,700 square feet.
Edgewood, formerly a working-class neighborhood, tends to feature cozier historic homes while large turn-of-the-century Victorian mansions dot neighboring Kirkwood and Candler Park.
The good news? The smaller square footage of many homes keeps prices in Edgewood relatively affordable, as compared to it's higher-priced neighbors. Edgewood home prices often range from $160 to $200+ per square foot. Given the smaller footprint of many of the area's homes, this results in homes starting around $200,000.
Looking for a larger home? Edgewood features a few well-maintained early-century Victorian and historic Craftsman homes. These homes are rare (but possible) finds. Talk to an agent right away if you're interested in one of these beauties, as Edgewood's larger historic homes don't tend to sit on the market for too long.
Thanks to the recent boom, many modern builders are developing new-construction homes in Edgewood, as well. These include single-family-homes, townhouses, and upscale lofts.
New construction single-family homes in Edgewood are typically two-story residences with ample square footage and parking, designed to fit modern lifestyles.
If you're looking for a more spacious residence in Edgewood, a new construction home might be your ideal pick.
Traffic in Edgewood
Let's be frank: Traffic along Moreland Avenue near the Edgewood Retail District can be frustrating, particularly during rush hours.
But Edgewood locals can zip around on backroads, avoiding the mess on Moreland.
Depending on the location of your home, you can take LaFrance, Hardee or Hosea Williams to connect through on the backroads; Whitefoord and Mayson Avenue run interrupted through Edgewood in the cross-direction. These roads all lead to Caroline Street, the road that connects the local neighborhood directly to the shopping district.
In short: Locals can use backroads to cruise around Edgewood while avoiding the traffic on Moreland. That's just another one of many benefits of living in Edgewood.
Public Transit
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/edgewood/Edgewood-Candler_Park_MARTA_Station.jpg" width="350" height="350" alt="Edgewood Marta" class="img_box_right" style="margin: 10px;" title="Edgewood Marta Station" />The Edgewood-Candler Park MARTA station sits directly in the heart of Edgewood, just a few blocks behind the Edgewood Retail District.
This MARTA location is <a href="http://atlanta.curbed.com/2015/10/30/9905610/edgewood-marta-mixeduse-to-break-ground-first">revolutionizing Atlanta's train stations</a>. The Edgewood-Candler Park MARTA will be the first station to create a mixed-use development, including apartments, retail shops and green space, in the area that's currently the station's vast, underutilized parking lot.
Instead of viewing an empty parking lot in the middle of Edgewood, residents will soon start seeing places to shop, eat and live.
This project is planned to cost <a href="https://whatnowatlanta.com/update-plans-filed-for-edgewood-marta-redevelopment/">$2.45 million</a> and cover a span of 6.4 acres that's currently part of the Edgewood-Candler Park MARTA station.
MARTA officials hope to finish the first phase of development in 2017.
In the meantime, Edgewood residents can conveniently hop onto the MARTA and ride one station to the Inman Park/Reynoldstown stop, which connects with Freedom Park and the Beltline.
From there, people can take the Beltline to a massive variety of Intown locations – including Piedmont Park, the Highlands, O4W – without ever needing to hop into a car.
Alternatively, Edgewood residents can ride just one stop in the other direction to reach the East Lake Station, which opens into the heart of this thriving neighboring community.
Airport access from the MARTA is a breeze, as well. (No pun intended).
PATH pedestrian and bike trails run through Edgewood neighborhood, cutting into Coan Park.
Edgewood Parks and Outdoor Recreation
<img src="https://assets.site-static.com/userfiles/543/image/blog_images/edgewood/Bessie-Branham-Park.jpg" width="400" height="267" style="font-size: 14px; line-height: 1.42857; margin: 10px;" alt="Edgewood Atlanta Parks & Recreation" title="Edgewood Parks" class="img_box_left" />Edgewood is located near many of Atlanta's top-notch parks.
Coan Park, nestled in the heart of Edgewood, features a playground, neighborhood gardens, a tennis court, and outdoor gym equipment along the PATH.
Several blocks east, Bessie Branham Park, located in Kirkwood near the Edgewood border, is a gorgeous 7-acre park with a $2 million recreation center featuring a gym, tennis and basketball courts, a baseball field and a playground.
Meanwhile, the 200-acre expanse known as Freedom Park is located just one neighborhood over. Freedom Park is a favorite spot for jogging, dog-walking, and cycling. The Carter Center, a nonprofit NGO that advances human rights, sits at the center of Freedom Park.
Finally, Candler Park borders to the north of Edgewood. This 55-acre setting is one of the most famous and popular parks in Atlanta. The annual Fall Fest (known as "Candler Park Fest") draws a crowd of 10,000 people and features live music, an artist market, a 5K road race and a tour of neighborhood homes.
The Bottom Line
Centrally located near shopping, dining, nightlife and plenty of outdoor activities, and surrounded by other vibrant neighborhoods that comprise Atlanta's thriving Intown community, Edgewood is a community that's in the path of progress.
Please <a href="https://www.realsourcebrokers.com/contact.php">contact us</a> if you're considering embracing Edgewood as your new home.2017-05-27T09:01:00-07:002017-06-30T13:29:41-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1106Housing Prices Continue to Climb. Should You Wait to Sell? <img src="https://assets.site-static.com/userfiles/543/image/wait_to_sell.001.jpg" alt="" width="500" height="282" class="img_box_right" />Interested in selling your home? You might have questions about timing.
Have home prices peaked? Is it currently the best time to sell your house? Or should you wait for another six months or a year, with the hope that home prices will rise further?
Unless you own a crystal ball, there’s no way to know where home prices are headed. We see that home prices nationwide, including distressed sales, increased by 6.8 percent in April 2015 compared with April 2014, according to CoreLogic, a property research firm.
News about the Atlanta real estate market is generally upbeat. Atlanta is the third fastest-growing market in the U.S for new homes, posting sales gains of 10 percent from a year ago. What’s more, the median sales price for Atlanta homes is $262,500, up 6.4 percent since the same time a year before.
So the market is looking pretty rosy. But as we saw in 2007, things can change on a dime.
Eight years ago, the giddy housing market, fueled by easy credit and rampant speculators, crashed amid a national confidence and credit plunge. U.S. homes lost $6.3 trillion in value from the peak of the market in early 2006 until the end of 2010, according to Federal Reserve statistics.
That said, the market has made a spectacular recovery between 2009-10 through today.
The lesson? All financial markets are fickle, and no one can guarantee that past performance will ensure future success or failure.
The stock market, which affects the real estate market, has been bracing for a rise in federal funds rates, which could mean a bump in inflation that could influence the housing market, as well. If inflation rises, it could mean home values will also rise (as much as inflation, if not more).
But will higher interest rates boost home prices? Or will greater inflation eliminate seductively low mortgage rates, making homes harder to sell? The current rate for a 30-year fixed mortgage, a popular homeowner choice, hovers around 3.9 percent. But banking and real estate associations predict rates will climb to 5 percent or even 6 percent by 2016.
The point is that real estate markets strengthen and weaken; home prices rise and fall. Market conditions shouldn’t wag the dog when it comes to buying or selling a home.
How can you decide whether or not this is a good time to sell your home? Here are better things to consider.
Do you need more or less room? Maybe a growing family requires more bedrooms and bathrooms, making a bigger home a necessity rather than a luxury. Or perhaps you’re an empty nester roaming around a home way too big for your needs now. Both are legitimate reasons to take the plunge into the real estate market.
Is your credit in good shape? Banks and mortgage companies still are lending to only the most creditworthy customers. Make sure you’ve cleaned up any mistakes on your credit report before you try to get a new mortgage.
How much equity exists in your home? If your current mortgage is under water, you won’t qualify for a bigger home and loan, so it makes sense to stay put or downsize. But if you’ve weathered the financial crises and have more than 20 percent equity in your home, then you have a better change of trading up.
Do you have money for moving expenses? The average cost of an intrastate move is $1,170, and the average move between states costs $5,630, according to the American Moving & Storage Association. Plus, you’ll probably want to paint walls, refinish floors and buy new furniture and window treatments – common improvements for new homeowners– which will cost you thousands after you’ve closed the deal. Make sure you include those expenses in your new home budget.
Are you relocating for a job? If you must move for a new job, you won’t have the luxury of timing the market. But chances are the same forces that affect your sale will also influence your purchase. If you get more for your house, you’ll probably pay more for the next one, so it’s a wash.
Bottom line: Don’t let market conditions drive your home purchase or sale. Houses change hands in any market and season. Move when you can afford to do so, and when you’ve found a place you love to call your next home.2017-03-22T13:01:00-07:002017-06-30T13:30:37-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1050Lien Release vs Full SatisfactionLien Release vs. Full Satisfaction in Short Sales
When buyers purchase real property, they, and the title company insuring title, will ensure that the property is conveyed free and clear of all liens. When your lender agrees to a short sale, they are agreeing to release their lien(s) from the property for less money than what is owed so the property can be sold. So whenever a property is sold in a short sale, the lien is released from the property. Yet the lender generally has two choices. <br />Lenders can either: 1) Release the lien and declare the debt paid and settled in full (called a "full release and satisfaction") or 2) Release the lien only from the property and still consider you personally liable for any unpaid balance of the loan ("lien release only"). <br /> In all situation our negotiators strive to obtain a "Full Release and Satisfaction" of your debt. Obtaining a full release and satisfaction from your lender is best for you, the obligor, but in some instances the lenders will not allow it. In fact, sometimes they present us with two separate amounts, one for a lien release only and another for a full release and satisfaction.
Where does the money go?
Remember, lenders accept short payoffs because they make more money than taking the houses back and selling them later. But in either situation (foreclosure vs. short sale), the lender typically loses large sums of money. With their loss:
If Full release and Satisfaction - They can write the loss off on their taxes as a business loss, but they must report it to the IRS and send you a 1099-C for the amount. IRS says that because you technically received the benefit of the money, and you did not have to pay it back, then it is treated as ordinary income that you need to pay tax on. However, the Federal Mortgage Debt Relief Act of 2007 has put a moratorium on IRS collecting tax on all foreclosure-related 1099's for primary residences through 2010. Additionally, the IRS <a href="http://www.irs.gov/pub/irs-pdf/f982.pdf">Form 982</a> which may also release you from paying the tax if you can show you were insolvent. In all cases you need to consult with your financial advisor or accountant about the tax consequences of foreclosure. We are neither.
If Lien Release Only - The lender (or someone they sell the note to) can choose to sue you to collect the difference from you. The lender has the right in most states to pursue you for the difference between the amount they receive from the sale vs. how much they were owed or just file the 1099. This amount is often called the "deficiency" or the "shortfall." They can do this because even though they released the lien, you signed a "promise to pay" when you received the loan.
They may:
Ask you to sign a new "soft" promissory note for all or part of the deficiency as a condition for them agreeing to the short payoff. These notes are usually 0% interest and payable over 3 - 15 years.
Sell this debt (the deficiency amount) to a collection agency or attorney who can pursue collection efforts, obtain a court judgment against you and garnish your wages or assets. This is generally quite unpleasant but fortunately it is uncommon.
Do nothing. After absorbing a big loss, sometimes lenders do not want to spend another minute dealing with it. Thus it is possible you may just receive a 1099.
2016-11-02T09:45:00-07:002017-01-22T07:58:28-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1109Don't Have 20 Percent Down? Don't Worry!<img src="https://assets.site-static.com/userfiles/543/image/work-management-907669_1280.jpg" alt="" width="300" height="196" class="img_box_right" />Buyers find lots of reasons to lose sleep when purchasing a home, but coming up with a 20 percent down payment shouldn’t be a source of anxiety.
In the days before government groups guaranteed mortgage loans, lenders usually required 20 percent down payments so buyers would have some skin in the game – equity –and incentive to keep paying down their mortgage debt.
Today, however, lenders can accept less than 20 percent down payment because a myriad of government agencies will guarantee the loans under specific conditions. And even if your lender requires 20 percent down, there are ways of raising that money without tapping out your savings.
Here are some ways you can handle a down payment so you can buy the house you love.
Receive a Gift
In 2012, 14 percent of all home buyers and 24 percent of first-time buyers received a gift from family and friends to help pay for a down payment, according to National Association of Realtors 2012 Profile of Home Buyers and Sellers.
That’s OK with most lenders if you’re buying an owner-occupied property, though it often doesn’t fly for investment properties. Lenders do, however, want to know that the down payment truly is a gift, not a loan in disguise, and they’ll need to be assured that you have enough income to support monthly mortgage payments without help from Mom and Dad.
If you’re lucky enough to have someone in your life willing to give you such gifts, beware the federal gift tax. This kicks in on gifts of more than $14,000 to any one person. However, both parents can give you and a spouse/partner up to $56,000 a year without incurring the gift tax. (This breaks down to $14,000 from each parent, given to you and to your spouse as individuals.)
After a single year, this $56,000 could translate into a big down payment and a lot of thank you notes to write.
Federal Housing Administration (FHA) Loan
What if you don't have friends or family willing to send you a large gift?
An FHA loan is a mortgage that's insured by the Federal Housing Administration, part of the U.S. Department of Housing and Urban Development. The loan itself is issued by a lender (such as a bank), but insured by the FHA against default.
If you borrow through the FHA you’ll pay for mortgage insurance, which protects lenders from loan defaults. The upfront premium is 1.75 percent of the loan amount; this can get rolled into the loan.
The ongoing premium (known as the 'annual premium,' though it's paid monthly) is <a href="https://www.bankrate.com/mortgage/fha-loans/" target="_blank">0.80 to 0.85</a> percent on a 30-year loan, depending on the down payment amount.
Because the loan is insured, lenders offer FHA loans to people with less stellar credit and those who can afford only a low down payment. Eligible homebuyers can use FHA-backed loans to take out a loan that's as low as 3.5 percent.
Veterans Administration Loan:
The VA loan is a mortgage option for more than 22 million active duty military and veterans.
These loans are made through private lenders and are guaranteed by the Veteran’s Administration. VA loans require zero percent down, meaning that people with no down payment can still buy a home. Another plus: VA loans don’t have to be insured, which can save you the cost of the mortgage insurance. According to <a href="https://www.bankrate.com/finance/mortgages/getting-va-loan.aspx" target="_blank">Bankrate</a> figures, this will save you around $100 per every $100,000 worth of mortgage.
United States Department of Agriculture Rural Development Loan:
USDA loans give low- and moderate-income people a chance to own a home by assisting approved lenders to grant 100 percent financing.
The program requires that the home is located in less-developed places in the country, which helps communities and homeowners alike. The loans are insured by the U.S. Department of Agriculture, require no money down and can come with lower-than-average mortgage rates, depending on the lender.
Tap Your IRA:
The IRS allows a first-time home buyer to withdraw a limited amount of funds without paying the 10 percent penalty that usually comes with withdrawals before age 59- 1/2 years.
This sounds good, until you realize that the maximum exemption is $10,000, which won’t help much if you’re buying a home in an area where property values are high.
However, if your money is in a Roth IRA that you’ve maintained for at least five years, you may be able to withdraw more money. In addition to being able to withdraw $10,000 of earnings (gains), you can also withdraw your principal portion (your contributions) of the Roth IRA penalty free, because you’ve already paid taxes on that money. On a traditional IRA, in which you defer taxes on contributions, you have to pay taxes and a penalty on any money you withdraw.
You have lots of ways to come up with the down payment needed to buy a home.
But remember: just because you can qualify to buy a home doesn't mean you necessarily should. Will you be able to afford this home month-to-month? If not, reconsider your move. But if you can afford the monthly payments, and you want to buy a home to build equity and establish roots in your community, then enjoy your new home. 2015-10-05T18:31:00-07:002018-10-05T14:53:04-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:110810 Overlooked (and Easy) Ways to Prepare Your Home for Sale<img src="https://assets.site-static.com/userfiles/543/image/prepare_home_for_sale.001.jpg" alt="10 overlooked way to prepare your Atlanta home for sale" width="500" height="281" class="img_box_right" />You want your home to stand out when you list it for sale, but you’re not a design expert. You may watch HGTV on occasion to get some ideas, but every time you do, you feel overwhelmed. The average busy person just doesn’t have the skill or the time to tackle most of the projects they show.
Fear not, intrepid homeowner — there are 10 easy things you can do to make sure your house impresses potential buyers, and you don’t need a ton of time or an extensive tool collection to do them.
1. Make It Sparkle
It’s easy to overlook the little things when you’re getting your house ready for sale. You may clean the windows, polish the hardwood floors and put a fresh coat of paint on the walls, but sometimes the smaller details can make just as big of a difference.
Tiny details make a huge difference. Freshen up the baseboards and trim paint. Shine up hardware fixtures like door knobs and faucets. Even switching out dingy old switch plates for new ones (which you can buy for next-to-nothing at a hardware store) can add to the overall feeling of a more updated, modern room.
2. Light It Up
Buyers love natural light, and rooms that are light and bright feel more open, spacious and inviting. Wherever possible, open blinds and curtains to let the light in. If you have any shady spots in the room, place a table or floor lamp for extra illumination. And, needless to say, if you’ve got an evening showing, make sure all lights (including exterior lights) are on before buyers arrive.
3. Do Some Mini “Renovations”
You don’t have to do a full-scale rehab to make a big difference in the way your space looks. You can repaint or reface the kitchen cabinetry, throw slipcovers over worn old furniture, or replace your heavy shower curtain with a clear one to make your tiny bathroom look bigger.
4. Stage Each Room
"Staging" is just a fancy word for rearranging your stuff in a way that helps buyers envision themselves creating a life in your home.
For instance, you can rearrange the furniture in the living room to create conversation areas. You can give the bathroom a spa-like feel by lighting vanilla candles and updating your worn towels for fluffy new ones in soothing blues and greens.
Staging is also a great way to give a “purpose” to odd spaces like that spare room you’ve been using as a dumping ground. (Move your pullout couch from the basement to stage the room as a guest room, for instance.)
5. (Half-) Empty Your Closets and Drawers
Buyers love storage, and if your closets and drawers are packed, it gives the impression your home doesn’t have enough storage (even if the real problem is that you’ve simply got too much stuff).
Rummage through your closets, cabinets and drawers (kitchen, bathroom, etc.) and start boxing up anything you don’t think you’ll need between now and the time you move out. If it’s summer, pack away all your winter clothes. If you’re a bargain-hunter who’s stockpiled 5 backup bottles of every toiletry in your bathroom, pack everything but the bottles you’re currently using. Then store these packing boxes off-site – perhaps in the attic, the trunk of your car, or in a storage unit.
6. Don’t Neglect Less Glamorous Areas of the Home
Everyone focuses on the “big” rooms — bathrooms, kitchen, living room, bedrooms. But buyers are looking at the whole house, so you should make sure the other areas present themselves well, too.
Brighten your utilitarian laundry room with a fresh coat of paint. Add racks and shelves to organize the junk in your garage. Spruce up the little patch of grass on the side of your house by adding a café table and chairs to create a quaint hideaway spot. Little touches like this tip a buyer from a “maybe” to a “yes.”
7. Hide Your Pets
Not everyone is a pet person, so make sure Fido and Kitty are away when buyers are scheduled to stop by. Remove any tell-tale signs of pets, particularly smell and fur, although it also helps to corral all their toys and accessories into a tote placed discreetly in the back of a closet.
8. Hide Yourself
Remove any personal elements that will prevent a buyer from seeing the home as “theirs.” Store away family photos, kids’ artwork on the fridge and (as hard as it may feel) the hash marks in the doorframe that show your children’s heights at different ages. Some buyers may find these touches cute, but others will find them to be distractions or even turnoffs.
You should also make yourself scarce during showings and open houses. Buyers feel pressured when the homeowner is present and may not be entirely honest about how they feel about the house—and their feedback is essential if your home has any stumbling blocks you’ve missed.
9. Play Up Seasonal Aspects
Keep your house comfortable and welcoming, whatever the weather — think A/C and cool refreshments during the summer months, and fireplaces and hot cocoa in the winter. You can also play into holidays with tasteful, nondenominational décor like an autumnal wreath and some pumpkins out front, or a mantle and staircase sprigged with winter greenery.
10. Wow Them with Paperwork
I know, I know… paperwork is hardly the stuff that “wows” are made of, right? But to a buyer on the fence about your property, having the right paperwork ready to go can be the magic final touch that seals the deal.
Hire a home inspection before you list your home to identify any issues that might cause a buyer to terminate a contract. Fix these issues before you list your home. If there's a repair you can't make, let buyers know upfront that you’ll be offering a concession (like paying their closing costs) to cover other issues. Demonstrate documentation for all of this, and buyers will be impressed at your openness and willingness to work with them.
Having the product manuals and warranties for any appliances (including the furnace and hot water heater) shows buyers that the home has been well-maintained and you have nothing to hide.
If you really want to go “outside-the-box,” you can consider a fairly recent new trend in home sales—writing an open letter to prospective buyers. While you don’t want to hover over them in person saying why you love everything about your home, a heartfelt letter can help them see why you fell in love with this place and can help them fall in love with it too. You can highlight features like how great the big kitchen is for holiday gatherings, how much your kids love the school district (with an elementary school within walking distance), and more.<br /><br />Related Links<a href="http://www.biggerpockets.com/renewsblog/2015/08/04/19-tips-sell-rent-property/" target="_blank">how-to-sell-house-fast 19 Smart Tips to Help Sell or Rent Your Property — No Matter the Price Point</a>2015-09-28T16:17:00-07:002015-12-07T20:32:00-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1107405 Melrose Avenue, Decatur GA 30030<img src="https://assets.site-static.com/userfiles/543/image/405 melrose.jpg" alt="405 Melrose Avenue, Decatur GA 30030" width="600" height="338" class="img_box_center" />
405 MELROSE AVENUE<br />DECATUR GA 30030<br />
Priced to Sell @ $699,900
MLS #5599146
Located in the sought after Westchester Elementary School district, <a href="https://www.google.com/maps/place/405+Melrose+Ave,+Decatur,+GA+30030/@33.770291,-84.309744,17z/data=!3m1!4b1!4m2!3m1!1s0x88f5072721ea8777:0xdaa724d80ef77194" target="_blank">405 Melrose Avenue</a> is a 4 bedroom 3.5 bath home with 2-car attached garage parking and fully finished basement level. If you could pick just one neighborhood that best exemplifies the vibe City of Decatur is famous for, it's here in <a href="https://www.google.com/maps/place/Lenox+Place,+Decatur,+GA+30030/@33.7702826,-84.3052987,16z/data=!3m1!4b1!4m2!3m1!1s0x88f50724229148fd:0xa482efe14e7fa4e5" target="_blank">Lenox Place</a>. What makes this home alluring is its size (there's room to grow), and it has a modern floor plan which is perfect for entertaining. The layout includes an oversized family room, formal living room/den, gleaming hardwood floors, high ceilings and a "wow" of a kitchen. Take a leisurely stroll to Oakhurst Village and Downtown Decatur (both are within short walking distance) and cut the commute with quick access to DeKalb Avenue and the I75/I85 connector.
<img src="https://assets.site-static.com/userfiles/543/image/5-IMG_3638.JPG" alt="" width="450" height="300" class="img_box_left" />Trying to buy just the right home in City of Decatur is a challenge. Downright frustrating in many cases. The biggest disappointment is due to the age of many of the houses here. Most are very, very old. They often have ancient plumbing and wiring, and the floorplans can be a discouraging hodgepodge of room additions with no unified design theme. A complete rehab would cost way in excess of six-figures and could easily take more than a year to complete. Your next bet is to scope out brand new construction, but you know the likely drawback--the asking prices can be sky high. Ladies and gentlemen, welcome to 405 Melrose Avenue, Decatur GA 30030. This may be the home you have been hoping to find. Here's why.
For starters, the price is reasonable. About $100,000 less than what you might pay for the same home newly built. The layout includes 4 bedrooms, 3.5 baths and a 2-car garage. Builder records indicate the floorplan has about 3,100 square feet. If the size works for you, wait until you see the sparkling interior here. It was built new in 2011 and the current owners have been meticulous about maintenance - it's like new. You won't be disappointed.
<img src="https://assets.site-static.com/userfiles/543/image/3-IMG_3675.JPG" alt="" width="450" height="300" class="img_box_right" />Do You Enjoy Cooking? If so, this one has everything on your wish list. Countertops are slab granite--ideal for cutting fresh flowers or tossing down flour so you can roll out pizza dough. The splash area above the granite is glass tile that complement the patina of the countertops. Stainless appliances? Check. Gas cooking? Check. Take another look at the kitchen photo--where is the dishwasher? Positioned exactly where any good chef prefers--next to the sink so you can pass dishes straight into the dishwasher.
Part of the fun of owning a great house is inviting friends over for dinner. Here, you can easily reach for a good bottle of wine and festive glasses while you stay in the flow of the conversation. This is a kitchen meant to be seen! (The small back yard works as a play area for kids and pets, but it could also hold a vegetable, herb and flower garden.)
Benefits For Young Children
All bedrooms are upstairs--reassuring because you can hear a young child if she is scared or sick and calls out for you in the middle of the night. Adair Park is walking distance from the house. The current owners walk or bike to Oakhurst Village and Downtown Decatur, too.
2 car garage or store room
If you study the floorplan, the sloping lot allowed for the inclusion of drive under garage parking. There is a full 2 car garage . It will hold a sports car, but you can also use it as an attached "storage unit". You can keep lawn equipment here. Sports and camping gear. Family heirlooms or organize holiday decorations and gift wrapping supplies.
<img src="https://assets.site-static.com/userfiles/543/image/4-IMG_3709.JPG" alt="" width="450" height="300" class="img_box_left" />
Okay, time to summarize. Here's your chance to buy a gleaming residence in what is arguably one of the most sought-after neighborhoods (and school districts) in Metro Atlanta. The back yard is smaller than some, but it's private and functional. Plenty of room for kids to play and pets to roam. This quiet street in the heart of City of Decatur has no through traffic--ideal for taking a walk with your sweetie on pleasant evenings. You could not get a better design for your long-term use, perfect for a growing family. The friendly price is well under what you'd pay for newly built, similar square footage. What are you waiting for? Please, serious inquiries only. The seller is represented by Joshua Keen and The Keen Team; 404 538 5356 for a private showing.
If you're a ready-to-act buyer, get to this home right away. Because prices in Decatur are up the last 3 years in a row. What do you think this home might be worth ten years from now?
Call today for availability and to arrange a private showing.
CALL/TEXT MESSAGE JOSHUA KEEN<br />
404 538 5356
For the most up to date listing price or to arrange a no-hassle, private showing feel comfortable calling or text messaging Joshua at 404.538.5356 today. He's happy to help answer any of your questions about the home and help you discover why this is the home you've been waiting for.
<br /><br />Related Links
<a href="http://bit.ly/405melroseSLIDESHOW" target="_blank">405 Melrose Avenue - SLIDESHOW</a>
<a href="http://bit.ly/405melroseWEBALBUM" target="_blank">405 Melrose Avenue - WEB ALBUM</a>
2015-09-25T07:36:00-07:002017-06-08T09:39:40-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1105How to Buy a Great Home for the Long-Run<img src="https://assets.site-static.com/userfiles/543/image/kitchen-670247_1280.jpg" alt="" width="400" height="257" class="img_box_right" />Searching for a new home? You may know what you want – granite countertops and an open floor plan – but it’s hard to predict what you someday will need.
That’s the challenge of house hunting in real time: It’s hard to select a home that will fulfill both your current and future desires.
Life as we know it changes. Maybe you’re newlyweds and plan a family down the road. Maybe you’re married with teenage kids who, hopefully, will get a job and move into homes of their owns. Or perhaps your parents are aging, and you envision inviting them to live with you when they need a little more help.
The scenarios are infinite, but home choices aren’t. That’s why it’s important to choose a home that you’ll love today, but that you can also customize to meet future needs. Here are features that can stand up to whatever life has in store.
Expenses You Can Handle on One Income
Life happens, and suddenly your two-income family becomes one-income. It’s wise to select a home you can support if you become a stay-at-home parent, divorce, get fired or (we hate to tempt fate), shuffle off this mortal coil.
Before you buy, make sure one income can support the home’s mortgage, property taxes and utilities; don’t forget annual maintenance and repair costs that could, as homes age, mount to 1 to 4 percent of your home’s value. When life throws you a curve ball, the last thing you want is a sudden sale of a home you can no longer afford.
Main Floor Den
Dens, as opposed to great rooms or living rooms, are desirable because most have or can easily accommodate a privacy door. Today’s den can become tomorrow’s nursery or home office.
Having a den on the main floor, as opposed to one on an upper or lower level, is a plus if you eventually turn it into a granny suite: Mom won’t have to climb stairs to reach her bedroom.
Souped-up Soundproofing
Look for homes with built-in soundproofing that will let you someday transform a public space, like a dining room, into a private space, like a bedroom. Drywall should be at least 5/8-inch (instead of 1/2-inch) thick. Doors should be solid, not hollow (though you could replace your interior doors if needed). And even though hardwood floors are gorgeous, they don’t deaden sound as well as carpet.
Hidden Plumbing
If you’re lucky, you’ll find a home that was built with expansion in mind. That means the unfinished basement or attic has roughed-in plumbing and electrical wires, so someday you can easily add an extra bedroom-bathroom suite.
Ample Parking
Your child is steering a Big Wheel today, but eventually they’ll be driving for real and will need a parking space of their own. Look for homes with double/triple garages or wide driveways with turnouts that can accommodate extra vehicles. And if you never need extra parking space, you might be able to turn that extra garage into a man cave or in-law suite.
Plywood Supports
Some builders are forward-thinking and install plywood behind bathroom drywall to support grab bars, which will come in handy as you age into your home. Look for homes that already have “universal access,” which means wheelchair-friendly extra wide doorways and raised vanities with open space below, and lever door handles that are easy for young and old hands to open.
Generous Setbacks
Look for houses that are sited on land that gives you room to expand. That means the current structure shouldn’t nudge required setbacks determined by the town’s zoning department.
Inspect the property’s updated survey to make sure you can bump out or sideways to add a granny suite or larger kitchen/family room to accommodate a multi-generational family. Also, determine if you can someday pop the top of your current house, which could double your space. Some towns won’t let you build up if it blocks your neighbor’s sun or view, so it’s wise to research the rules before you buy.
Level Lot
You may love the interest and drama of a sloped lot, but it might limit your future plans. If you have kids, you’ll want a flat space to put a swing set; if you love grilling, you’ll want a level space for a patio or, thinking big, an outdoor kitchen. Sloped lots also increase the odds of water problems down the line.
Bottom Line
Ask an experienced real estate agent -- such as the brothers on the Keen Team – to guide you through the decision-making process of purchasing a home that meets your needs both now and in the future.2015-09-14T12:14:00-07:002015-12-07T17:15:10-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:11046004 Manchester Circle, Roswell GA 30075<img src="https://assets.site-static.com/userfiles/543/image/manchester circle.001.jpg" alt="6004 Manchester Place" width="700" height="394" class="img_box_center" />
6004 Manchester Circle<br />ROSWELL GA 30075<br />
Priced to Sell @ $275,000
MLS #: 5594119 <br />
<img src="https://assets.site-static.com/userfiles/543/image/027-IMG_2941.JPG" alt="" width="250" height="375" class="img_box_right" />Located in one of the U.S. Top Cities, 6004 Manchester Circle is a 4 bedroom 3.5 bath custom designed Townhome built in 2006. It sits in a quiet gated enclave just 3 miles from Downtown Roswell on Canton Street and walking distance to local shopping (Publix, Target), restaurants (Sushi, Taco Mac) and entertainment (Movie Tavern). The unique open floor plan on the main level includes a high end kitchen with solid granite counters, a sleek black appliance package and wood cabinetry.
The living room features a fireplace, soaring 9ft+ ceilings and gleaming hardwood floors throughout the common areas. Upstairs you'll find a master suite with private master bath, large walk-in closet and plush wall-to-wall carpet. Sparkling improvements have been made such as repainting the interior and adding the granite tops in all 3 bathrooms. Take a leisurely stroll through the community walking trails, dog park and arrive at the pond exclusive to Manchester Place residents.
Built in 2006, the open floor plan was a custom designed by the original owner who worked directly with the builder. The 9ft ceiling give the space a grand, open feel. Through the years many have dreamed of living in this part of town only to be frustrated with the older designs. Here, the 3 key rooms - the kitchen, the living room, and the dining room - totally work. It is worth the trip just to see the space. High end features such as crown molding, open air entertainment deck and hardwood floors make this unit feel contemporary and comfortable at the same time.
<img src="https://assets.site-static.com/userfiles/543/image/036-IMG_2911.JPG" alt="" width="400" height="267" class="img_box_left" />The open kitchen itself is not only appealing to the eye--it will be appreciated by those of you who enjoy cooking. The palette of the wood floors matches perfectly with the grain in the wood cabinets. "Yes" there are gleaming granite counters, but do you know why chefs love this organic surface in the kitchen? They are very durable, elegant and you can use them to chop ingredients, cut fresh flowers or roll out dough for pizza or cookies.
A minor but important footnote about the current owners is this: the home sparkles. Ladies and gentlemen, you could film a "Mr. Clean" commercial here.
EXTRAS LIKE A SECOND-FLOOR EN-SUITE & A LIGHT FILLED FINISHED BASEMENT
Do you have parents that will make extended visits? If so, the split-bedroom design affords maximum privacy for all. And there's a full finished basement bedroom with a full bath so your guests can have their own space when they visit. The master suite and 2 additional bedrooms are upstairs. And storage won’t be a problem here — there’s closet space to spare.
<img src="https://assets.site-static.com/userfiles/543/image/051-IMG_3001.JPG" alt="" width="437" height="290" class="img_box_right" />
Dear reader, slow down for just a moment and think about the uses you can derive from the setting here. If you have one of those bone-crushing, stress-packed weeks at the office you can begin the de-stressing when you get home on Friday. It all starts with two buttons--first is the one that turns off your cell phone, then the one that turns on you favorite music. Open the back door and windows--sit outside on the open air deck with a glass of wine and practice meditative breathing. Later you can make a healthy dinner. Sleep in Saturday morning and have lunch al fresco on the deck. Feed the birds. Read a book. Take a nap. There's a walking trail for exercise, and if a dog is part of your family, he will have an open space to roam, and the scent trails left by all the various critters that live in the woods will be his dog nip--he will be in heaven.
What are you waiting for? Here is a modern, 3-story townhome with a 2-car garage, excellent layout of rooms, impressive quality, convenient Roswell location, and the nature setting is not likely anything you'd expect at this price. Many of the furnishings are negotiable too.
<img src="https://assets.site-static.com/userfiles/543/image/097-IMG_3110.JPG" alt="" width="450" height="300" class="img_box_left" />6004 Manchester is unique among it's competitors. The open floor plan was custom designed from the ground up directly with the builder. You could not get a better design for your long-term use. The friendly price is well under what you'd pay for newly built, similar square footage. If you're a ready-to-act buyer, get to this home right away. Because prices in Roswell are up the last 28 months in a row. Dear reader, here is your chance to own a home you can grow into. The floor plan is expansive, there are many extras, and the location is close-in. And the seller has established a very tempting price. Call today for availability and to arrange a private showing.
CALL/TEXT MESSAGE JOSHUA KEEN<br />
404.538.5356
For the most up to date listing price or to arrange a no-hassle, private showing feel comfortable calling or text message Joshua at 404.538.5356 today. He's happy to help answer any of your questions about the home and help you discover why this is the home you've been waiting for. Serious inquiries only.
2015-09-11T13:30:00-07:002018-10-08T13:58:09-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1103The Ultimate Guide to Selling a Home<img src="https://assets.site-static.com/userfiles/543/image/3737216640_3e1111785e_z.jpg" alt="selling a home" width="400" height="300" class="img_box_right" />For most of us, listing a home is the biggest sale we’ll ever make. No pressure there!
Putting a house or condo on the market doesn’t have to be a stomach churner. Experienced real estate agents, like The Keen Team, can guide you through this step-by-step process. Here are a few tips that can help you understand what's ahead.
Prepare to Succeed
Prepping your house for sale means denuding it of “you,” so buyers can imagine “them” living in the home.
Put away photos, kiddy artwork, and that ugly vase Aunt Bertha gave you for Christmas. Clear all clutter, replace stained carpeting, and refinish scratched floors. If you’re confused about what should stay and go, ask your real estate agent, who knows how a saleable house looks, feels and smells.
Don’t Forget to Tend Your Gardens
Your yard is the first thing potential buyers will see. If plants are dead, shrubs overgrown, and lawns brown or shaggy, buyers will form a bad impression of your home before (if) they walk through the door. Make sure your landscaping is in top shape, which means removing pruning trees and greening up your grass. Also, freshen the paint on your home’s exterior, and power-wash brick and stone siding.
You want buyers to find your home easily, so make sure your house numbers are clearly seen by repainting or replacing hardware.
Have a Price in Mind
We’d all like to get a gazillion dollars for our houses, but our homes are worth only so much. You can search real estate sites on the web to see what price similar properties commanded, and how many days they stayed on the market. Your city property tax records can tell you how much your neighbors paid for their properties and what their current tax assessment is. Armed with these facts, you can approach a real estate agent with a realistic price in mind.
Don't want to bother with all this research? Don't worry. The brothers on the Keen Team understand the Atlanta real estate market inside and out. They'll help you price your home correctly, so that you'll enjoy its full value.
Pick the Best Time to Sell
In fact, homes sell all year. The busiest time is the spring market, when buyers and sellers are abundant; winter has fewer sellers and buyers, but they’re more motivated. Don't get too caught up in the timing game. The best time to sell is when you’re ready to move to another home that suits your needs better.
Find a Great Real Estate Agent
A great agent will make the sales process less painful by helping you set a realistic price for your home. Get referrals from friends and family, and search the Internet for homes that sold quickly and research the agents who handled the deals. <a href="https://www.realsourcebrokers.com/testimonials/">Read testimonials</a> written by previous clients. Find out if a real estate team features a <a href="https://www.realsourcebrokers.com/joshua-keen/">seller specialist</a>. When you meet, make sure you feel comfortable with the agent – you’ll be spending a lot of time together – and that they answer your questions thoroughly.
Spread the Word
A good real estate agent, like the Keen Team, will market your home, but it never hurts to spread the word yourself. Tell family and friends your house is on the market, and use your social media channels to plug the sale. Post pictures on Facebook and Twitter to spotlight your property and create some buzz.
Get Lost During Showings
It’s a pain to drive around the block whenever a buyer arrives, but your absence actually helps sell your house. Buyers want to envision themselves living in your home, not have you hovering nervously as they open closet doors and inspect bathrooms. Grab a coffee at Starbucks while buyers decide if your home is right for them.
Negotiate the Deal
Offers aren’t only about price, although price is a big part. Making a deal also involves timing, contingencies, inspections, appraisals and financing. Your real estate agent will help you manage all the moving parts. And since they sell more houses in a month than you will in a lifetime, listen to your agent’s advice.
Surviving the Closing
So much can go right or wrong during a closing. If the planets align, you’ll only have to confirm details of the sale and sign a pound of papers. More often, questions/debates arise about contract details, checks from banks are delayed, or a hundred other problems pop up to make closings hellish. Keep your cool, and let your real estate agent solve the problems you can’t handle. That’s why they’re by your side.<br /><br />Related Links<a href="http://www.biggerpockets.com/renewsblog/2015/09/08/tips-sell-fix-and-flip-property/" target="_blank">8 Expert Tips to Sell Your Latest Fix & Flip Property With Ease</a>2015-09-08T07:45:00-07:002015-12-08T08:02:14-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1098254 Norwood Avenue NE, Atlanta GA 30317<img src="https://assets.site-static.com/userfiles/543/image/254_norwood_open_house.001.jpg" alt="254 Norwood Avenue" width="600" height="338" class="img_box_center" />
254 NORWOOD AVENUE NE<br />ATLANTA GA 30317<br />
Priced to Sell @ $550,000
MLS #: 5578922 <br />
Located in the Historic Kirkwood neighborhood of Atlanta, 254 Norwood Avenue is a 6 bedroom 4 bath neo-craftsman bungalow built in 2001. It sits on a private lot and includes additional “bonus space” on the 2nd level. The galley-style kitchen showcases solid granite counters, a stainless appliance package and wood cabinetry. The living room features a fireplace, soaring 10ft+ ceilings and gleaming hardwood floors throughout the common areas. Upstairs you'll find a master suite with private master bath, large walk-in closet and plush wall-to-wall carpet. There’s a wood entertainment deck off the kitchen and a fully fenced backyard. Sparkling improvements have been made such as repainting the interior and adding the fence, custom stone patio and firepit seating area outside. Take a leisurely stroll to Kirkwood Village for Sunday brunch at Le Petite Marche or cut the commute with quick access to I-20, DeKalb Avenue and the I75/I85 connector.
<img src="https://assets.site-static.com/userfiles/543/image/015-015-IMG_1988.JPG" alt="" width="200" height="300" class="img_box_left" />Come for a visit, and you will quickly understand why “SIZE” does matter. Built in 2001, and expanded in 2010, the house and the soaring 10ft ceiling giving the space a grand, open feel. The galley style kitchen is about 20% bigger than what you'll find in comparable homes with stainless steel appliances, wood cabinets, granite counter tops and a breakfast seating area. Through the years many have dreamed of living in this part of town only to be frustrated with the older designs. Here, the 3 key rooms - the kitchen, the living room, and the dining room - totally work. It is worth the trip just to see the space. True craftsman architectural features such as crown molding, rocking chair front porch and an open floor plan make this house feel contemporary and comfortable at the same time.
And if there is a practical side of your personality that must be satisfied before making a financial decision, consider these facts. Ever heard the wisdom of owning a home surrounded by more expensive houses? Know this-- recent sales on this northern side of the neighborhood have gone for price per foot prices as high as $214. This 6 bedroom home priced at $196 per square foot, is comfortably below that number.
Three attributes make this home appealing. One is the close-in Kirkwood location. The neighborhood is desirable, but most houses are dated. This one, however, was built for modern living, and it has one final make-you-swoon benefit: in 2010 the owners expanded the 2nd story adding a true master suite with spa-like master bathroom and 2 additional guest bedrooms.
<img src="https://assets.site-static.com/userfiles/543/image/027-027-IMG_2030.JPG" alt="" width="400" height="267" class="img_box_right" />If you enjoy cooking, all the key components are here. Gas cooking? Check. Granite counters? Check. Galley style work stations where you can chop and mix ingredients? Yes. Try this. Count the number of kitchen cabinets and drawers where you live now. Compare them to the storage here--twenty-seven cabinets and drawers. Live here, and you will have a cooking space where you can organize holiday dishes, oversized pots, bread makers and tablecloths.
EXTRAS LIKE A FIRST-FLOOR EN-SUITE & A LIGHT FILLED HOME OFFICE.
The overall design includes an appealing layout. For example, there are three first-floor guest rooms, and 2 full baths in case you have older relatives who will visit but cannot climb stairs. The master suite and 2 additional bedrooms are upstairs. And storage won’t be a problem here — there’s closet space to spare.
Well priced given what is offered here. The price is $569,900 - at least $30,000 less than what you would pay for similar new construction.
<img src="https://assets.site-static.com/userfiles/543/image/092-092-IMG_2159.JPG" alt="" width="450" height="300" class="img_box_left" />254 Norwood Avenue is a rare two-story residence. The back yard is smaller than some, but it overlooks an oasis of scenery. The in-place gardens are lush and colorful. This tree-lined Avenue of Historic Kirkwood has no through traffic--ideal for taking a walk with your sweetie on pleasant evenings. You could not get a better design for your long-term use, perfect for a growing family. The friendly price is well under what you'd pay for newly built, similar square footage. What are you waiting for? Please, serious inquiries only. The seller is represented by Joshua Keen and The Keen Team; 404.538.5356 for a private showing.
If you're a ready-to-act buyer, get to this home right away. Because prices in Kirkwood are up the last 28 months in a row. Dear reader, here is your chance to own a home you can grow into. The setting is private. The floor plan is expansive, there are many extras, and the location is close-in. And the seller has established a very tempting price.
<br />Call today for availability and to arrange a private showing.
CALL/TEXT MESSAGE JOSHUA KEEN<br />
404.538.5356
For the most up to date listing price or to arrange a no-hassle, private showing feel comfortable calling or text messaging Joshua at 404.538.5356 today. He's happy to help answer any of your questions about the home and help you discover why this is the home you've been waiting for.
2015-08-27T06:54:00-07:002015-12-08T03:44:05-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1101How to Find a Great Real Estate Agent<img src="https://assets.site-static.com/userfiles/543/image/how_to_find_a_great_real_estate_agent.001.jpg" alt="How to Find a Great Real Estate Agent" width="500" height="281" class="img_box_right" />Looking for a new home? Eighty-eight percent of homebuyers use a real estate agent or broker, who becomes their guide, advisor, even confessor. But with more than 2 million active real estate agents and brokers working in the U.S., it’s hard to know which one will be right for you.
We can help. Here are some steps to take and questions to ask when looking for a real estate agent to help you buy or sell a house.
Roundup Independent Referrals:
The National Association of Realtors says 86 percent of buyers are likely to use the same agent again or recommend their agent to others. So work those cocktail parties, PTA meetings and family reunions to gather names of agents who have earned the trust and respect of the people you admire most.
If you're eyeing a home in a specific neighborhood, such as Decatur, go online to solicit <a href="https://www.realsourcebrokers.com/testimonials/">recommendations for good agents</a> who frequently buy and sell homes in your area.
Review Credentials:
Real estate agents must be licensed by the state to buy and sell homes, which requires passing an examination that tests knowledge of laws and best practices. Licenses must be renewed every few years, and each state sets its own renewal schedule and requirements, like taking continuing education courses.
To discover if the real estate agent you’re considering is licensed, or has been disciplined by a state review board, contact your state’s department of professional and occupational regulations.
In Georgia, for example, ask your real estate agent for their name and license number. Then use <a href="https://www.grec.state.ga.us/clsweb/realestate.aspx">this website</a> to make sure they're in good standing. When the results appear, click on the license number to see whether or not the agent has any disciplinary sanctions on record.
Look for Experience:
Of course, everyone has to start somewhere, and a brand new real estate agent can ably handle transactions. But nothing beats experience when it comes to navigating the myriad problems and challenges that arise when buying or selling a home.
Choose an agent who knows how to handle inevitable closing glitches and can give advice on how to prepare your home for sale. An <a href="https://www.realsourcebrokers.com/joshua-keen/" target="_blank">experienced agent</a> also has a wealth of contacts that they will mine to help you buy or sell a home. Several members of the Keen Team, for example, have been in the business for 15 years.
Examine Track Records:
Ask prospective agents to reveal their recent sales in your neighborhood.
How many homes have they sold in the last year?
How many homes have they sold at, above or below list price?<br /> (This indicates how realistically the agent/owner priced the house.)
How many houses did the agent sell in your neighborhood?<br />(This tells you how well the agent knows your particular location.)
Review Current Listings:
The Internet makes it easy to discover the number and quality of listings your prospective agent already represents. You want an agent who is in demand, but not so busy that they can’t give your home the attention it deserves.
Ask yourself if current listings mirror your property, which indicates that the agent has experience marketing homes like yours. How many days has each listing been on the market? The national median is 66, so if the agent regularly sells homes in, say, 50 days, they’re doing a good job; if they sell a house in, say, 10 days, they may be pricing homes too low (or the neighborhood might be particularly hot).
Check the Web:
Make sure your agent is web savvy, because 85 percent of all buyers first see their eventual homes online.
Check out the agent’s website to make sure it attractively and thoroughly presents each listing. Select an agent who is active on social media, which increasingly is becoming an essential marketing tool.
Does the agent have a Facebook page? Does the agent write a regular blog and consistently tweet about listings? You want an agent who effectively uses all tools at their disposal.
Test the Chemistry:
Chances are you’ll spend loads of time with your agent, driving through neighborhoods and traipsing through houses; so make sure you get along.
During courtship, does the agent answer questions thoroughly? Does he/she return your calls within a day? If you’re not feeling special before you sign the exclusive representation agreement, chances are you won’t during the time it takes to find or sell a property.
Call Satisfied Customers:
Ask the agent for names and numbers of satisfied customers. Call those past clients.
Ask questions such as: How many days their home was on the market? Did the house sell for above or below asking? How prepared was the agent at closing? Did the agent have a list of contractors who helped prepare the home for sale?
If you sense the client is hedging or qualifying answers, dive deeper. On the other hand, if you sense that the past client is genuinely enthusiastic, you might confirm that this is a great agent.<br /><br />Related Links<a href="http://www.biggerpockets.com/renewsblog/2015/08/25/investment-savvy-real-estate-agent/" target="_blank">The Step-by-Step Guide to Finding an Investment-Savvy Real Estate Agent</a>2015-08-24T07:45:00-07:002015-12-08T03:43:30-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1100The Risks of 'For Sale by Owner' and 'Lease-Purchase' Agreements<br /><img src="https://assets.site-static.com/userfiles/543/image/risk_reward_FSBO_lease_purchase_option.jpg" alt="lease option lease purchase for sale by owner" width="500" height="281" class="img_box_right" />If you're thinking about selling your home, you might be entertaining two outside-of-the-box ideas: listing your home FSBO (for sale by owner) or renting out your home on a lease-purchase (or lease-option) agreement.
But both of these options are more complicated than meets the eye.
In this article, we'll walk through the nuances of both of these choices to explain some of the risks that you may not have considered.
In fairness, we'll also elaborate on the benefits, too, and give you tips if you're considering making a move in one of these directions.
The Risks of FSBO
At first glance, selling your house yourself seems like a money-saving idea. After all, you won’t have to pay a commission on a listing agent.
But being your own real estate agent isn’t as easy as it may seem.
For Sale By Owner (FSBO) transactions accounted for 9 percent of home sales in 2013, but the typical FSBO home sold for almost $50,000 less than agent-assisted sales, according to the National Association of Realtors.
Of course, we think <a href="https://www.realsourcebrokers.com/why-hire-us/" target="_blank">hiring a real estate agent</a> is the best way to sell a home. But we also realize that FSBO sales appeal to some sellers and buyers.
Here are the rewards and risks of selling your home yourself.
FSBO Rewards
In a hot market where houses practically sell themselves, FSBO transactions might seem appealing.
Reduced commission. Your buyer is likely to be represented by a buyer’s agent, to whom you may owe 2 to 3 percent when the deal is done. But you'll save another 2 to 3 percent on a listing agent, minus the costs of listing the property on the MLS.
You make the decisions. If you trust your own judgment and experience, then you may be able to make important decisions yourself, such as price, contingencies and timeline. The only problem: There’s no learning-curve time, and just one simple mistake can cost you a significant sum.
Your property is your top priority. You can pour all your energy into marketing this one listing –papering the neighborhood with fliers, talking up the sale at block parties and PTA meetings, putting ads on Craigslist.
FSBO Risks
<img src="https://assets.site-static.com/userfiles/543/image/house-for-sale-by-owner-sign.jpg" alt="" width="400" height="263" class="img_box_left" />There are many risks associated with FSBO, however. Would you take out your own appendix? Or would you hire a surgeon who’s trained for years and taken out hundreds?
The point is, selling a house is not your field. And even though you could probably Google any problem that arises, consulting Wikipedia for solutions to home-selling challenges probably won’t serve you as well as a real estate agent who solves these problems for a living.
Here’s what you’re putting on the line.
Listing your property for too much or too little. One of the most valuable skills a real estate agent brings to the table is an understanding of your market and <a href="https://www.realsourcebrokers.com/price/" target="_blank">knowing what price a home is likely to fetch</a>.
Without that knowledge, you could price your property too high, and buyers won’t even walk through the door. Or you might price it too low, and rob yourself of thousands of dollars. (The commission for an agent can more than pay for itself, many times over, if it spares you from the risk of under-pricing your property.)
While you’re fiddling with the price, your listing is getting stale – after about 90 days -- when the likely pool of buyers has moved on.
Missing out on selling venues. Some selling venues, like the Multiple Listing Service, are reserved for real estate agents only. Discount agents, who offer services a la carte, will put a listing on the MLS for you, but this likely will cost you between $500 and $1,000 and doesn’t include any other services that will help you attract a buyer and close a deal.
You won’t save as much money as you think. FSBO sales don’t come free for sellers. You may have to pay a buyer’s agent commission, buy For Sale signs, pay for ads, pay a professional photographer to take eye-catching marketing pictures, hire an appraiser to help you set your price, and use a real estate lawyer to help you close the deal.
Before you know it, you’ve spent thousands trying to sell a house yourself. And that doesn’t count the value of the time you’ve spent learning how to price, market and close a deal on your property.
Fouling up paperwork. Filling out a real estate contract is tricky, and doing it wrong could cost you thousands of dollars. It can even cost you the sale. Real estate agents know what property details you must disclose, saving you headaches and lawsuits down the line.
Negotiating closing issues. Closings rarely go smoothly. Someone hasn’t cut the right check, or the last walk-through has been delayed. A million things can go wrong to rock the closing boat. A good real estate agent has been there, handled that. This experience that could mean the difference between closing the deal or watching a buyer walk away.
We’re not saying that FSBO deals can’t save you some money. But The Keen Team’s years of experience and accumulated knowledge can make your sale go more smoothly and likely for more money.
And if you love do-it-yourself projects, you don't need to resort to FSBO to enjoy a little DIY. Instead, build a garden bench or plant a garden, which will enhance curb appeal.
Your Primer on Lease-Purchase Agreements
If you're trying to sell your home, should you consider offering a <a href="https://www.realsourcebrokers.com/blog/how-to-lease-purchase-your-home/" target="_blank">Lease with the Option to Purchase</a>?
Otherwise known as a Lease-Option, a Lease-Purchase, or simply Lease-option, this is an agreement between a seller and a renter that gives the tenant the exclusive right of first refusal to buy the home and a predetermined price at a specific time.
In other words, the renter gets the option to purchase the home ... hence the term, "lease-option" or "lease-purchase."
On the surface, these agreements sound like a good idea, especially for tenants who are having trouble coming up with a 20 percent down payment or qualifying for a mortgage, or for sellers who are worried about finding a buyer.
But when you scratch the surface of this lease-purchase option, you find a financially risky deal that should be entered into with caution – for both the renter and the owner. Here’s how.
What’s the Deal
In a lease-option deal, the owner promises to sell the property to the renter for a specified price after a certain period of time. Some or all of the rent goes toward the purchase price or closing costs, depending on the terms that the two parties negotiate.
Sometimes, the renter pays a nonrefundable option, often 2 to 7 percent of the purchase price, a fee that gives them the right to buy on X date. If they don’t, they usually forfeit the option fee.
Lease-option deals usually are struck when a seller is having trouble finding a qualified buyer, or a buyer loves a property but can’t raise the funds or, because of work or family issues, can’t commit to buying at the moment. Whatever the motivation, the deal can only work if the house appraises for the stated price, and the tenant is a good credit risk.
Lease-option Pros
<img src="https://assets.site-static.com/userfiles/543/image/lease_option_buy_rent.jpg" alt="lease options pros and cons" width="500" height="281" class="img_box_right" />Sellers and buyers enter into lease-option deals for good reasons.
Buys Time: Lease-option gives buyers time to secure funds or repair credit problems that stand in the way of obtaining a mortgage. The deal also lets sellers get the price they want for their property, even if it might take time to close the deal. It lets buyers "lock in" a specific price, which can be advantageous in a soaring market.
Builds Equity: Since part of the rent goes toward purchasing the home, renters will be building equity in the house before they own it – presuming they go through with the sale.
Provides a Risk-Free Trial: Renters get a chance to live in the home and get to know the neighborhood without making a full commitment to the property.
Locks in a Price: A buyer agrees on a price today for a purchase down the road, which can be a smart move if the value of the property rises. If the value dips, he can walk away.
Take Better Care: A tenant who may become the next owner will probably take better care of the property then a tenant with no vested interest.
Sellers Secure Some Funds: If a seller already has bought another home, but can’t move his current property, lease-option will provide a monthly cash infusion that can help him manage two mortgages.
Sellers Can Take Advantage of Tax Breaks: If a seller needs to own a home for X number of years to qualify for some tax advantages, renting-to-own buys him time without draining his coffers.
Lease-option Risks
Of course, some real risks attend lease-option deals, or everyone would strike one.
Booming Markets: Rising markets are tough on sellers, who must honor the pre-determined sale price regardless of what the property is worth at the closing date.
On the other hand, a buyer can walk away if the value of the property drops.
Above Market Rent: Tenant-buyers most likely will pay more to rent the place than if they were merely tenants.
Forfeit Option Fee: If the renter does not end up buying the property, he will lose his option fee and waste the higher rent he paid all those months while he was hoping the purchase went through.
Credit Worthy: Repairing credit isn’t easy. And would-be buyers who couldn’t qualify for a mortgage initially may still have trouble getting an approval at the end of the option period. Meanwhile, the house is, say, two years older and sellers must start from scratch looking for a qualified buyer.
Lease-option Tips
If you decide to go through with a lease-option agreement, here are a few tips to guide you through the process, regardless of whether you're a seller or renter.
Put all terms in writing – monthly payments, what percentage goes to purchase, date of purchase, who pays for inspections, appraisals and surveys.
Hire a real estate agent familiar with lease-option deals to help you negotiate terms, whether you’re the renter or owner.
Use a real estate attorney -- Hire an attorney to draft and review the agreement. Your real estate agent will be able to recommend a good attorney.
Under the right circumstances, lease-option deals can buy time for both buyers and sellers. But these lease/own deals can be complicated.
The Keen Team can help you weigh the pros and cons and make sure that lease-option is in your best interest. If it's not, the Keen Team can recommend alternatives that help you meet your goals.<br /><br />Related Links<a href="https://www.realsourcebrokers.com/blog/how-to-lease-purchase-your-home/" target="_blank">How To Lease Purchase Your Home</a>2015-08-17T12:47:00-07:002015-12-08T14:14:12-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1099Should You Buy a Home This Summer? Or Wait Until Winter?<br />Is it better to buy a home in July or January?
If you go by the numbers alone, buyers get a better deal on homes during the lazy, hazy days of summer than on the tree-bare, frigid days of winter. A Redfin study shows that in the past five years, more homes listed in winter sold faster and for more money than homes listed in summer. Another Redfin study concluded you’ll likely pay more than the asking price if you buy a home in December, January, February and March.
Or course, numbers don’t tell the whole story. And buying in summer or winter each has its advantages. Here are some things to consider when deciding when’s the best time to look for your dream home.
Summer Considerations
Lots of Choices:
Summer inventory throughout most of the U.S. historically is 15 percent greater than in winter, according to the National Association of Realtors. That means more houses to see and more chances to find exactly what you’re looking for. Of course, you’ll have more competition for those homes, because buyers are more willing to hit open houses on a balmy summer day than in the dead of winter.
Easier to Spot Flaws:
In summer, you can get a good look at the exterior of a home and its landscaping. In winter, most trees are bare, and it’s hard to tell the live trees from the dead or nearly-dead ones. But if a tree hasn’t leafed out by July, it probably never will, and either you or the seller will have to cut it down – good to know when negotiating a sale.
Moving is a Breeze:
If you’ve got kids, it’s easier to move them during the two to three months of summer break than during shorter winter vacations. And when your sunburned children say, “I’m boooored,” you’ll have a hundred moving tasks to keep them busy.
Winter Considerations
Less Competition:
During the winter holidays, most people are busy wrapping presents and trimming trees, not house hunting. That means less competition and more motivated sellers. On the other hand, buyers who look in winter sometimes must move for job, family or financial reasons, making them fierce competitors for winter’s reduced inventory.
Motivated Sellers:
Listing a house in winter is tricky business, and sellers often brave bad weather, fewer buyers and balancing a home sale with holiday planning. These obstacles can make sellers especially willing to work with whatever offers they get.
That could mean that the sellers accept lower bids with more contingencies or considering creative financing deals, like giving a short-term second mortgage to qualified bidders coming up a little short. That’s all good news for buyers.
On the other hand, let's not forget the Redfin data – homes typically sell faster in the winter, and sell at higher prices. Perhaps winter buyers are equally motivated.
Frightful Weather:
Bad weather can be a blessing for buyers who want to see how a home stands up to snow and freezing temperatures, something they can’t discern in August. Does ice dam on roofs, potentially causing water damage? Are rooms cold and drafty? Does water pool and freeze on driveways? House hunting in January can give you insight into what issues you’ll have to deal with in winters to come. Armed with this knowledge, you may have greater bargaining power.
Get a Good Look at the Neighbors:
Winter lets you see how neighbors handle the holidays and cold weather maintenance tasks. Do they clear icicles from their gutters? Do they hang tasteful holiday decorations or blast the block with 10,000 twinkling lights? House hunting in December and January will give you a preview of Christmases yet to come.
(Some) Real Estate Professionals Vacation in Winter:
Would you work during the holidays if you didn’t have to?
Some real estate agents, mortgage brokers, appraisers and inspectors often take time off in winter and can be harder to reach and less responsive than during the spring surge market.
On the upside, real estate agents who are working around the New Year are true professionals who put clients first.
Take-home lesson: Before you hire a real estate professional, ask when and if they’ll be taking holiday time off. The members of The Keen Team are upfront and clear about their schedules, and respectful of their clients' busy schedules. They work hard year-round to serve their clients. Not every agent (at other companies) will necessarily do the same.
In the End …
Don’t let any season be the main reason that you hunt for a new home. Start searching when you feel ready, and make an offer when you find the right home, regardless of season.2015-08-10T08:47:00-07:002017-01-30T11:02:19-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1097I’m Worried My House Might Not Appraise<img src="https://assets.site-static.com/userfiles/543/image/sellers_ guide_to_low_appraisal.001.jpg" alt="house appraisal" width="500" height="281" class="img_box_right" />Are you selling your home?
Home sellers have plenty of concerns, including pricing, inspections, renovations and staging. The last thing sellers should need to worry about is the appraisal.
Unfortunately, many sellers are robbed of sleep by the threat of receiving a property appraisal that undermines your contract price.
And sellers are right to worry about this, because appraising a house is as much art as science (actually mathematics).
But if you’ve set a realistic price – a good real estate agent can help you there -- you should be able to receive an appraisal that helps seal the deal.
To ease your concerns, let's chat about a few appraisal basics, including:
What's an appraisal?
Can you influence the appraisal?
What should you do if your home doesn't appraise?
What if your appraisal is higher than your selling price?
Appraisal Essentials
Let's start with a basic definition.
An appraisal is an expert estimate of the value of an object. This object could be a piece of jewelry, a painting, a boat, a car, or – in this case – your home.
A licensed real estate appraiser researches tax records, compares similar properties, looks at recent sales and trends, and uses his years of experience to provide an opinion on the value of a property. That appraisal is required whenever a property is bought, sold, mortgaged, taxed or insured.
Professional appraisers must follow the <a href="https://en.wikipedia.org/wiki/Uniform_Standards_of_Professional_Appraisal_Practice" target="_blank">Uniform Standards of Professional Appraisal Practice</a>, essentially the appraisal industry’s quality control. All states (including Georgia, of course) require that a professional appraiser be state licensed and certified in order to provide appraisals to federally-regulated lenders; some states use the same standard for appraisals sought by other groups as well.
To become licensed, a would-be appraiser must pass an exam administered by his state’s appraisal board. Appraisers who become members of the Appraisal Institute (AI), an association of appraisers, have fulfilled further education and work experience requirements and must adhere to a code of professional ethics, according to the institute.
It’s All About Comps
How does an appraiser arrive at his conclusions?
The real estate market is a moving target. Home prices rise and fall in tandem with real or imagined economic conditions, including new building starts, housing supply, job creation, cost of living, inflation, commodity and materials pricing, labor costs, and much more.
In most markets, prices rise or fall slowly, making it easy for an appraiser to find comparable sales – called “comps” – that inform his opinion about your home’s value. But in boom or bust markets, comparable sale prices can move so quickly that comps “age” before the ink dries on the contract.
In fact, comps are never exactly comparable. Although appraisers look for sales of properties that match yours, it’s hard to find identical homes and neighborhoods. Maybe you’re selling a 20-year-old, four-bedroom colonial on a half acre. But the closest comp in your neighborhood is a 15-year-old, four-bedroom ranch on a full acre.
When this happens, appraisers adjust the comps to reflect these differences. Here's a quick window of how this works:
CIA – Comp Inferior, Add
CBS – Comp Better, Subtract
What does this mean? If a comp (your neighbor's house) is "inferior" to the subject property (your house), the appraiser is likely to add supplemental value to the comparable property. If a comp is "better," the appraiser will subtract value.
For example: A subject property (your house) is being compared to a neighbor's house that has an additional bedroom. This additional bedroom renders your neighbor's home "better" (or "superior") in value.
The appraiser knows that a 4th bedroom (as compared to a 3-bedroom) in your specific neighborhood adds $20,000 in value. Since the comp is better, the appraiser will subtract $20,000 from the recent sale price of your neighbor's house, in order to adjust for the extra bedroom when comparing it to your home. If your neighbor's home sold for $440,000, in other words, the appraiser will adjust it to $420,000 to reflect this difference.
This is a simplified example, of course. It's unlikely that two homes will be identical in every way other than one tangible, solitary difference. Most homes will feature a variety of differences:
Your home is a 3-bed, 2-bath with 2,100 square feet, built in 2010 and featuring a fireplace, open floorplan and modern kitchen.
Your neighbor's home is a 4-bed, 2.5-bath (superior) with 2,600 square feet (superior), but built in 1999 (inferior), with no fireplaces and a kitchen that hasn't been updated in 15 years (inferior). This home sold two months ago.
Your other neighbor's home is also a 4-bed, 2.5-bath with 2,600 square feet, but it was built in 2015 and sold last week.
The appraiser's job is to sort through these variables, make adjustments as needed, and arrive at an expert conclusion.
Years of experience guide how an appraiser compares similar properties that are not the same. In his report to whomever hired him – usually the buyer, who needs to convince a mortgage lender of the property’s value – the appraiser usually includes pictures and descriptions of the homes he used as comps.
But in the end, an appraisal is merely a data-based opinion. Two professional appraisers can easily come up with different valuations – sometimes drastically different.
How to Prevent an Appraisal Disaster
There’s not a lot that home sellers can do to influence an appraisal (other than renovating your home). But there are actions you can take to prevent an appraisal surprise.
Hire your own appraiser before listing your home. That way, you’ll know which houses likely will be used as comps and how much your home is worth – at least, in one appraiser’s estimation. Note that there are two drawbacks to this: you'll pay several hundred dollars, and the appraiser who conducts the "official" appraisal may arrive at a different valuation. In the best-case scenario, though, this appraisal may help you arrive at an idea of the home's value, potentially saving you from the risk of underpricing.
Look for an appraiser who holds “area knowledge,” which means he lives relatively nearby and understands your local market.
Use the pre-appraisal to set your asking price. If you exceed the price, and a buyer is willing to pay it, the deal may die when a lender refuses to give the buyer a mortgage. If the buyer is paying cash, you might get lucky and close a deal for greater than the appraisal – but don’t count on it.
Give a copy of your pre-listing appraisal to your buyer’s appraiser. It’s more data to guide/justify his eventual opinion.
Write an inventory of all home improvements made within the past five years, and attach receipts. When the appraisers enters the house, give him the list, which he can verify before determining your home’s value. Also, don’t be shy about pointing out what makes your house special and more valuable than likely comps. Make a “brag sheet” that points out your home’s best features. (Yes, it's okay – in fact, encouraged – to brag.)
Your home’s exterior is the first thing an appraiser sees. So spruce up your yard by mowing the grass, removing dead plants and pruning trees. Paint the siding if it needs it, and seal cracked driveways.
De-clutter the inside. The neater your house, the better of an impression it will make. While appraisers are trained experts – meaning they shouldn't be influenced by factors like cleanliness and clutter – they're still human, and subject to the same emotional or irrational influences that impact most people.
What if My Home Doesn't Appraise?
Let's imagine that you and a buyer agree on a sales price. You're under contract for the sale of your home ... and your home doesn't appraise for the contract price. What should you do?
Assuming your buyer's offer was contingent upon appraisal (or contains a general termination contingency), you have a few options:
Renegotiate your contract to meet the appraisal value. This might be the best route to follow if there's a minor difference between your contract price and the appraisal value.
Request a second appraisal. Remember how we mentioned that different appraisers may have drastically different opinions? It may be worth investigating whether or not a different appraiser will arrive at the same conclusion.
Most importantly, talk to your real estate agent about your options. Your agent has been through this process hundreds of times. There's a high likelihood he's experienced this exact situation before. Your agent will be able to offer good advice about how to proceed if your home doesn't appraise for the contract price.<br /><br />Related Links<a href="http://www.biggerpockets.com/renewsblog/2015/08/04/19-tips-sell-rent-property/" target="_blank">19 Smart Tips to Help Sell or Rent Your Property — No Matter the Price Point</a>2015-08-03T07:31:00-07:002015-12-08T14:14:12-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1096Should You Buy a New Construction Home or an Older Home? <img src="https://assets.site-static.com/userfiles/543/image/old_vs_new_construction.jpg" alt="old vs. new construction" width="475" height="267" class="img_box_right" />There’s nothing like a newly constructed home, a pristine place unmarred by floor scratches and nail pops.
On the other hand, an older home has withstood the test of time. Over the years, the house has settled, leaks have been discovered and patched, and, in general, the bugs have been worked out.
Is a new or older home better for you? Here are the advantages of each type of construction.
New Home Advantages
Low Maintenance:
New construction is far less costly to maintain than older construction. The 2009 American Housing Survey by the U.S. Census Bureau showed that 26% of all homeowners spent $100 or more a month on house maintenance, compared to only 11% of owners of newly-constructed homes.
The average lifespan of appliances and HVAC systems is 10 to 20 years, according to the National Association of Home Builders, so chances are older home finishes will give out far sooner than those in new construction. Even if your new dishwasher goes on the fritz, it likely will be covered by a manufacturer’s or builder’s warranty.
Thoroughly Modern:
Tastes in home design change – remember avocado refrigerators? -- and new construction typically reflects the latest trends. Today, that often means rooms are bigger, floor plans are more open, and kitchens sport islands, natural or manufactured stone counters and stainless steel appliances.
New construction also must reflect revised local building codes, so they often are safer and more energy efficient than older homes. Perhaps that's why a 2014 Trulia study showed that twice as many people prefer new construction over existing homes.
Chance to Customize:
Many builders let buyers customize new construction by adding a bathroom or adjusting bedroom sizes. More often, it means picking finishes like upgrades cabinetry, granite counters and hardwood floors. Of course, making a house your particular home isn’t cheap, and most custom finishes are more expensive than the standard fare.
More Energy Efficient:
New homes typically are more buttoned up than older homes. Modern insulation, thermo efficient windows and HVAC systems are standard in many new homes, lowering utility bills and increasing comfort.
Big Tax Breaks:
Your property tax bill on new construction during the first two years likely will be lower than on older construction. That’s because tax bills are based on the previous year’s assessment, when your new home likely was a just a vacant lot. It takes one or two years for the assessment to catch up to the value of new construction, and you’ll save money during that lag period.
Older Home Advantages
More Charm:
Perfection can feel sterile. Older homes feature character. The tiles are just a little faded, the bricks hold that old-school style, and hardwood floors sport minor scuffs. In other words, the house has lived, which appeals to folks who value history over blank slates.
Older houses can feature hard-to-find details, like plaster molding, coal-burning fireplace mantles and stained glass, which new construction rarely offers.
Lower Price:
<a href="http://www.trulia.com/trends/2014/05/new-or-existing-home/">Trulia</a> found that homes built in 2013 or 2014 typically cost 20 percent more than older homes in the same zip code with similar square footage, bedrooms and bathrooms. Also, upgrades like alarm systems and programmable thermostats, are heavily marked up and inflate the total price. You may enjoy more value for your dollar with an older home.
Mature Trees:
Older homes often sit on lots with mature trees, which provide shade and protect homes from high winds, lowering utility bills in summer and winter. Mature trees are beautiful to behold and can increase home values by up to 20 percent, according to appraisal studies. In fact, mature trees on your neighbor’s yard can boost the resale of your home and decrease the number of days it sits on the market, according to a <a href="http://www.houselogic.com/home-advice/landscaping-gardening/landscaping-home-value/#ixzz3fzgc25sp">Portland, Ore</a>., study.
Fixer-Upper Challenges:
If you like puttering with putty, older homes will give you countless hours of joy and amusement. You can retile bathrooms, paint cabinets and refinish floors, which will entertain DIYers for years.
Better Locations:
Older homes built when land was cheaper and more abundant often sit on larger lots farther from neighbors and closer to metropolitan areas. New construction tends to be built on smaller lots in suburbia, which can increase commute time to work.
Which is better? There's no correct answer. Both new and older homes feature distinct advantages. Pick whichever one feels right for you and your family. If you're not sure what you want, chat with your real estate agent – they'll ask some questions, show you both options, and help you decide. <br /><br />Related Links<a href="http://www.biggerpockets.com/renewsblog/2015/07/28/new-construction-older-homes-better-investment/" target="_blank">New Construction vs. Older Homes: Which is the Better Investment?</a>2015-07-27T07:59:00-07:002015-12-08T03:44:26-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1095How to Stage Your Home Like the Pros<img src="https://assets.site-static.com/userfiles/543/image/home_staging_advice.001.jpg" alt="Stage Your Home" width="475" height="267" class="img_box_right" />You've seen the house flippers on HGTV use staging techniques to make empty properties look lived-in, but as a homeowner trying to sell your house, you’ve already got plenty of stuff. Do you really need to bother "staging" it?
In a word: Yes.
According to the Real Estate Staging Association, professionally staged homes sell 73 percent faster and often garner a higher selling price. That’s because staging is all about showing off your home’s best features while eliminating or reframing as many downsides as possible. Just as you’d dress up a little nicer for a date you really wanted to impress, dressing your home up can help make potential buyers fall in love with it.
And you don’t need to hire a professional to achieve results. Here are 9 great DIY staging tricks that can help you sell your home.
1. Tackle That “Honey Do” List
Buyers will notice most imperfections, from that leaky bathroom faucet to the basement door with squeaky hinges. Every small fix will add up in their mind, slowly chipping away at how impressive your home seems.
Give your house a once-over and make all of those little repairs you’ve been saying you’ll do for months (or years) now. These won’t take a ton of time (most likely you can knock it out in a power weekend), but they’ll have a powerful effect.
2. De-Clutter and Organize
Messes detract from your home’s great features, so de-clutter as much as you can and set up organizational systems that make everything look tidy and put-together.
Get rid of that pile of mail on the kitchen table, put playroom toys into neat bins and totes and donate those clothes in your closet you never wear anymore. Your rooms will feel more spacious, and buyers won’t worry the clutter means your home lacks adequate storage.
3. Clean, Clean, Clean
Buyers will absolutely snoop through the cupboards underneath your sinks, open kitchen drawers and glance through your medicine cabinet. So in addition to the big things like cleaning the floors, give your home a thorough scrubbing from top to bottom, including every nook, cranny and crevice you can possibly access.
Not sure if things are clean enough? Imagine your critical mother-in-law is coming to visit for the first time, and ask yourself if everything would pass her white-glove test.
4. Let in the Light
Brighter rooms look bigger, cleaner and happier. So open the blinds or curtains (clean them if needed) and place lamps in any corners where natural sunlight is sparse. It can make a big difference.
(And you’ve got nothing to hide now that everything is spic and span, right?)
5. Create a Blank Canvas
Too much of your personal style can prevent a buyer from being able to picture themselves living in your home. So repaint the walls neutral colors, remove any personal items like kids’ artwork on the fridge, and get rid of décor touches not everyone will enjoy.
You may love your leopard-print ottoman and your neon abstract artwork, but you can put it back up in your new home. For now, it’s only a distraction.
6. Paint a Picture in Each Room
Another way to help buyers envision living in your home to use carefully arranged visuals to show them what a day in your home would look like. Think: little touches like a bowl of fresh fruit on the kitchen counter, place settings on your dining room table and a stack of fluffy, freshly washed towels on the bathtub.
These little things are what turn a house into an inviting home.
7. Do a Test Walk-Through
You may think everything looks great, but you don’t get the full “potential buyer” experience until you try walking through your home like someone would during an open house. So, starting from the entrance, stroll from room to room as though you were seeing it for the first time and make note of anything that disrupts your tour.
You may find your furniture doesn’t encourage good “flow” from room to room, so rearranging certain pieces will allow potential buyers to admire each room’s best features rather than trying to navigate roadblocks.
As you tour, go through everything you’d investigate if you were thinking of buying a house (closets, drawers, medicine cabinets, etc.) to make sure you haven’t missed any clutter or grime zones.
8. Don’t Forget Smell
If you own pets, get your carpets steam cleaned and make sure to vacuum and “de-fur” the furniture religiously. (It’s also a wise idea to arrange for Fluffy to be on a play date when buyers are due to come by.)
Use candles or plug-ins to evoke homey smells like fresh linen, vanilla and baking cookies. If you’re a baker, an actual batch of freshly made cookies will definitely get you some bonus points.
9. Don’t Neglect Outdoor Spaces
Staging isn’t just for the interior of your home. Buyers want a house that looks nice from the curb with a yard where they can see themselves hanging out and relaxing. Spruce up your curb appeal with things like new plants, a freshly painted front door and a bench or swing on the front porch. In the backyard, create a great recreational zone with things like patio furniture, a lawn game setup and a newly painted deck.<br /><br />Related Links<a href="http://www.biggerpockets.com/renewsblog/2015/07/21/home-staging-tips/" target="_blank">10 Home Staging Tips to Help Sell (or Rent) Your Property FAST! - Bigger Pockets</a>2015-07-20T07:17:00-07:002015-12-08T03:43:33-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1094Which Home Improvement Projects Increase Home Value… and Which Ones Are a Waste of Money?<img src="https://assets.site-static.com/userfiles/543/image/home_improvements.001.jpg" alt="Which Home Improvement Projects Increase Home Value...and Which Ones are a Waste of Money" width="500" height="281" class="img_box_right" />Making a major change to your home?
Before you splurge five figures, think about how your update will impact your home's eventual re-sale value.
An upgrade that seems like an awesome idea now (like turning your garage into a giant ball pit for the kids) could come back to haunt you when you put your home on the market ... and find the market doesn’t like what you’ve done with the place.
If you’ve got a renovation or new project on your wish list, take a look at the following first to make sure your future self will remain happy with the changes.
Go For It
A new roof – Roofs are expensive, and if yours is on its last legs, you better believe a home inspector will let potential buyers know. A leaky roof should be fixed immediately, for your own safety. If your roof has a few years left in it, wait to replace it till just before you’re ready to sell. “This roof was redone only last year” is music to a buyer’s ears.
New windows – New windows can give your whole home a facelift, inside and out. They increase curb appeal and let in more light than dingy old installments, making your rooms brighter and cheerier. Plus a bright, shiny new window frame does wonders to update your space. Opt for energy-efficient windows for maximum punch.
Bathroom and kitchen remodels – Real estate agents are known to say that bathrooms and kitchens sell a house. A well-appointed bathroom or kitchen will make your home stand out in buyers’ minds, while an outdated, shabby one can tank their opinion of your house. You don’t need to spend a ton to make a big impression—a new coat of paint, new fixtures, updated flooring and re-surfaced cabinets can work wonders. (Adding a dishwasher if there isn’t one is also a big turn-on for buyers.)
New flooring – Shiny new hardwood flooring perks up a room. Refinish your original wood floors if possible. If not, you'll find plenty of high-quality laminate that looks just like the real thing at a fraction of the price. Bonus tip: bamboo looks as sleek as hardwood, for a fraction of the price.
Bedroom additions (sometimes) – If your home already has 3 or 4 bedrooms, adding an extra one probably won’t turn many buyers’ heads. But if your home is on the small side, a bedroom addition can boost you into the next level of listings (and, as a result, the next tier of asking prices).
Bathroom additions – A half-bath on a floor without a bathroom, or an extra full bath in a house with multiple bedrooms, can often net you a respectable return. No one wants to fight for a spot at the sink in the mornings.
Curb appeal – Buyers can be picky. If they pull up to your home and don’t like what they see on the outside, there’s a good chance they’ll move on rather than venturing indoors. Invest in new vinyl siding and/or painted brick, an updated front door and basic landscaping to make your home look cheerful and well-maintained.
A deck or patio – Plenty of people enjoy entertaining and unwinding in outdoor living spaces. Even if your lot is small, adding a new deck or patio can create a gathering space for lounging, grilling and dining and instantly create added value.
Finished basement – Your basement isn't a buyer lure if it’s dark, dank unfinished space. Regardless of whether you upgrade the basement into a family room, updated laundry room, in-law suite or rental property, a finished or partially-finished basement adds more usable space to your property and makes buyers enjoy a larger home.
Basic maintenance – When potential buyers tour your home, you don’t want them to start calculating the costs they’ll have to deal with when they take possession. Is your furnace or hot water tank old and inefficient? Is your heating bill literally through the roof because there isn’t enough insulation in the attic? Fix these problems upfront. Your buyers will appreciate the peace-of-mind.
Skip It
Over-improvement - High-end-everything might make sense if your home is in an expensive zip code. Otherwise, don’t make things so nice your house no longer fits the neighborhood. Buyers shopping in a mid-range suburb are looking for decent homes at a decent price, so your private home theater, granite countertops and high-tech shower—and the higher asking price that goes along with them—probably won’t impress like you think they will.
Additions (if the square footage gain is incremental or the room is not highly usable) – A sunroom in a region where it’s snowy half the year won’t get you much return on your investment. Neither will a tiny half-bath crammed onto the first floor right next to the kitchen (a proximity no one finds terribly appetizing).
Room conversions – Regardless of whether you use a particular room or not, buyers in your neighborhood are looking for houses with standard features. Turning that garage into a rec room or that extra bedroom into your own personal humidor won’t help your re-sale value.
An in-ground pool – Pools require a lot of maintenance and can also pose safety issues for families with young children. You’re likely to turn off plenty of potential buyers if you install one.
Anything too personalized or custom – Buyers need to be able to envision themselves living in your home, and that’s hard to do if your home screams “you.” Contain personalization to removable décor only. If you love bright colors, for example, add this to your kitchen in the form of dish towels, pots and pans and other accessories rather than installing a hot pink backsplash.
Final Thoughts
Not every home improvement results in higher home value. You're free to update your home for your personal enjoyment to your heart's content. Just be aware that some upgrades won't recoup their costs. <br /><br />Related Links
<a href="https://www.biggerpockets.com/renewsblog/2015/07/14/rental-renovations-maximize-rates-lower-vacancy/" target="_blank">Rental Renovations: Which Maximize Rates & Lower Vacancy – And Which Don’t?</a>
2015-07-13T06:08:00-07:002017-11-15T09:47:04-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1093Getting a Home Inspection? Here’s What to Expect<img src="https://assets.site-static.com/userfiles/543/image/getting_a_home_inspection.001.jpg" alt="What to expect when getting a home inspection" width="453" height="302" class="img_box_right" />
A house is one of the most important investments you’ll make, and it's also the place you and your family will call home.
But what you don't know can hurt you. An unexpected major repair – like needing to replace the roof – can yank tens of thousands from your bank account.
How can you minimize this risk? Before you sign on the dotted line, get a home inspection to make sure you know exactly what issues to anticipate.
Here’s what you can expect when you schedule an inspection.
Preparing for the Inspection
Finding an inspector. Your real estate agent should be able to recommend some good inspectors they’ve worked with in the past, or you can do some research yourself by asking friends and family members for recommendations. Make sure your inspector is licensed by the state and has plenty of experience evaluating homes in your area.
A couple great places to check home inspectors’ credentials are the National Association of Home Inspectors (<a href="http://www.nahi.org/">www.nahi.org</a>) and the American Society of Home Inspectors (<a href="http://www.homeinspector.org/">www.homeinspector.org</a>).
Know the cost. A home inspection typically costs between $300 and $500, according to the U.S. Department of Housing and Urban Development (<a href="http://portal.hud.gov/hudportal/HUD?src=/program_offices/housing/sfh/insp/inspfaq">HUD</a>). The precise cost depends on the size of the home, the home’s age and costs are in your area. Your real estate agent can give you a better ballpark based on what they’ve seen in your local housing market.
Give yourself enough time. Depending on the size of the home, a thorough inspection could take around 2-3 hours, HUD says. You don't necessarily need to be there – you could send the inspector into the property alone, or accompanied by your agent – but if you'd like to be present, allow yourself a window of four hours.
Take notes. Take note of any concerning items during your initial walk-throughs of the home. This isn't a requirement – your inspector is trained to spot issues – but it never hurts to have a second pair of eyes on the property.
During the Inspection
Know the basics. The home inspection report will cover issues that need immediate attention, as well as areas that might need maintenance or repair down the road.
The inspection is strictly visual, meaning the inspector is only able to comment on things he can observe. He’s not allowed, for instance, to tear down walls to see what’s going on behind them. He can, however, wriggle into cramped spaces like the attic or crawlspace to peer at the mechanicals.
The major areas the inspector will look at are:
Exterior - Foundation, frame, doors and windows, steps and handrails, decks and patios, siding, driveway and sidewalks, grade of the lot, landscaping, safety feature for automatic garage door (if present).
Roof – Tiles and shingles, drainage system, gutters, fascia.
Plumbing – Pipes, drainage system, water pressure, water supply, water shut-off location, hot water heating system, functioning of fixtures and faucets.
Electrical – Circuit box/service panel, breakers and fuses, wiring, functioning of any major appliances being sold with the house, presence of smoke alarms and carbon monoxide detectors.
Heating and cooling – Furnace and A/C system (if present), vents, fireplace elements (hearth, chimney and flues, etc.), insulation, presence of leaks.
Interior – Cosmetic issues (damage, stains, etc.), handrails for steps, presence of mold or dampness, presence of termites or other infestations, presence of carbon monoxide.
Ask questions. While your inspector is able to highlight the home’s issues, he is not always able to recommend the best way to remedy them. For instance, the inspector might tell you that the roof will need replacing within a particular timeframe (say, in the next 3-5 years), but may not have an estimate of how much this will cost.
An inspector’s job is not to be contracting bidder or a fortune-teller, but rather to make sure you’re as informed as possible about issues that might arise.
After the Inspection
Tally up the costs. Call up local contractors or talk with your real estate agent to get an idea for how much it would cost to fix any issues uncovered during the inspection.
If they’re small issues, like an aging hot water heater or a lack of smoke alarms on every floor, you can ask the sellers to take care of these fixes themselves before you close on the house. If the issues are major, like needing an entirely new roof or re-wiring the electrical circuitry throughout the house, you may want to ask for a reduction in the closing price in light of the additional cost you’ll have to sink into the house to bring it up to snuff. Fortunately, Ben -- our Buyer Specialist -- "really shines is in the offer/negotiation and home repair demand process," according to <a href="https://www.realsourcebrokers.com/testimonials/">this happy client.</a>
Go back to the negotiation table. A home inspection report in your hands gives you extra bargaining power. Sellers know they either have to address the issues you’ve uncovered or risk losing the sale, in which case there’s a chance the next potential buyers will uncover the same issues and also demand concessions for them.
<a href="https://www.realsourcebrokers.com/coffee-with-ben/" target="_blank">Chat with Ben</a> about the best way to approach the issues you’ve discovered with the house. He will weigh all the factors – market competitiveness, timeframe, costs, other concessions – and can recommend a course of action that has the best chance of getting the sellers to say yes.
Keep your priorities straight. Some things aren’t worth losing a home over. Minor cosmetic flaws like a dent in the wall or a scuff on the floor probably don’t warrant asking for concessions. Sellers are, on the whole, willing to work with you if you uncover a major issue with their home, but they won’t react well to haggling over small fixes you could DIY yourself on a weekend afternoon.
In the End
A home inspection can do many things. It can help you know what you’re getting yourself into when purchasing a home, save you money and, in some cases, prevent you from sinking your time and hard-earned cash into what will amount to a potential money pit.
But most importantly, a home inspection gives you peace of mind. And that can be priceless.<br /><br />Related Links<a href="http://www.biggerpockets.com/renewsblog/2015/07/07/common-questions-home-inspections/" target="_blank">8 Common Questions Investors Have About Home Inspections – Answered!</a>2015-07-06T10:31:00-07:002015-12-08T03:44:53-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1036Great Ways to Fix Bad Credit<img src="https://assets.site-static.com/userfiles/543/image/improve_your_credit.001.jpg" alt="Great Ways to Fix Bad Credit" width="500" height="281" class="img_box_right" />In today’s economy and credit driven society, bad credit is becoming the norm rather than the exception. And bad credit may be keeping you from securing loans for a new home or vehicle, or the resulting high interest rates may be putting heavy stress on your finances. The good news is there are hassle-free ways to repair your credit and improve your rating.
Before you do anything else, get a copy of your credit report to discover what things are weighing negatively on your credit. Contact all of the individual creditors listed and find out if you can put together a workable repayment plan that you can afford. As you pay off the debts, get a letter in writing stating that payment has been fulfilled. If you note inaccuracies on your report, dispute them with the creditors reporting them.
If you have credit card debts, contact your credit card companies and ask for a reduction in the interest rates. Use the reduction of interest to pay down the debt faster. For large debts, you might contact a credit counseling service. They can speak to your creditors and often get you reduced rates and extended payments plans as well.
It's important to create a budget for yourself by examining your monthly bills to ensure that you're not spending more than you are taking in. Also, if you have too many credit cards, cut them up, or hide them away so that you are not tempted to rack up more debt.
Finally, apply for a bank sponsored debit or prepaid credit card. As you use this for purchases and make regular payments, you'll slowly rebuild bad credit into good credit.2015-06-29T11:48:00-07:002015-12-08T14:14:12-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1054Preparing for the College Years<img src="https://assets.site-static.com/userfiles/543/image/real_estate_investments.001.jpg" alt="Preparing for College Years with Real Estate" width="500" height="281" class="img_box_right" />A new trend in real estate investment is emerging: parents investing in real estate to fund their children’s college education.
With the ups and downs of the stock market this past decade, more parents are seeking to invest for their children’s future through other assets, including real estate.
How Does It Work?
These parents believe that the time is right to purchase real estate because of low prices and mortgage rates, and have a strong belief that real estate prices will show considerable appreciation by the time their children are in college.
The idea is to purchase a house as an investment property when a child is born or very young. Ideally, a 15-year fixed rate mortgage is used for a property that cash flows in the first year.
By the time the child has reached college age, the property is paid for and the parents can sell the asset and use the gain to fund college. Not only has the equity in the property grown over 18 years, they’ve benefited from the yearly cash flow as well.
Here’s How the Scenario Might Play Out
Let’s say our fictional parents purchase a $300,000 house with $90,000 (30%) as a down payment. They take out a 15-year mortgage for the balance at 4.5 percent interest. Their mortgage payments are roughly $19,272 for the year (or $1,606 per month).
If they rent the house out for $2,400 a month, and have around $700 per month in expenses (taxes @ $300 per month, insurance @ $100 per month, repair escrow @ $200 per month**, and property management @ $100 per month***), they should see about $1,128 in cash per year from rental income for the first 15 years.
From years 16-18, the expense of the mortgage is eliminated, yielding them $20,400 in cash flow annually. Over 18 years, the total cash flow equates to $78,120. It's important to note this conservative estimate doesn't include potential rent increases that might increase cash flow and help offset additional property taxes and management/tenant procurement fees.***
This estimate also does NOT include interest earned if the parents decide to reinvest cash flow or tax savings when they take depreciation on the property.
**Cosmetic and mechanical upgrades are covered by the significant repair escrow.
This is Where Things Get Exciting
In 18 years the property will have appreciated, too. The standard rate of appreciation for real estate nationally over the past 40 years has been 3 percent. If we assume a conservative rate of just 2 percent, this $300,000 property would be worth $428,470.
The initial $90,000 investment results in combined cash and property assets valued at $506,590 over 18 years. That equates to a solid 10.08% yearly rate of return on the initial $90,000 investment.
Plus, the parents now own a real property asset conservatively valued at $428,470. They can time the market and sell for the highest possible return, or they can continue to hold the property for the $1,700+ per month passive income stream.
We Can't Predict the Future
While it's difficult to determine what future tuition will be — increases in tuition have spiked dramatically in recent years — a $230,000 ($170,000 sales price + $60,000 in cash flow) cushion should be enough to soften the tuition blow.
Investors aren’t limited to purchasing real estate to fund college, either. Many choose to purchase property during the college years to provide their children with a home and save on room and board.
In a recent survey of real estate agents, 64 percent saw a significant number of parents investing in college-town real estate for their children. With the increase in room and board and the high demand for rental property in college towns, the strategy makes sense.
Atlanta-based parents Katie and Dale have even purchased a house with multiple bedrooms for their children, leasing the spare bedrooms to other students. Because of the high demand, the rent helps pay the mortgage on the property, and the parents plan to sell when their children no longer need the house.
In the long run, these savvy parents are saving money and helping to provide their children with a stable place to live during their college careers.2015-06-22T07:13:00-07:002015-12-08T14:14:12-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1066In the Business, We Call It "Show Quality"<img src="https://assets.site-static.com/userfiles/543/image/we_call_it_show_quality.001.jpg" alt="Show quality" width="453" height="302" class="img_box_right" />Selling a home can be a real pain in the butt.<br />
I talk with a lot of folks who are considering selling their home, but just don’t have the time. Or they want to sell, but don’t know where to begin.
Experience tells me they're referring to upgrading their house from its average, everyday living condition, to a condition that sells. All the cleaning and painting and purging and organizing can quickly overwhelm even the most motivated would-be home seller.
On the other hand, there are those sellers who jump head-first into the market without considering how the condition of their home affects the outcome.
In the Business, We Call it "Show Quality"
How well does a home show? How prepared is your home for the market, and how attractive will it be to potential buyers? <br /><br />In this multi-part blog series, we'll explore what constitutes good show quality, and how to get the biggest show quality bang for your time and dollar. I call it a guide, but encourage serious sellers to take it as gospel.
Aside from getting expert advice from the get-go and appropriately pricing your home for your market, there's nothing you should take more seriously. Nothing will have a greater impact on your success as a seller than properly preparing your home for the market.<br /><br />Here are two simple cornerstone (though often overlooked) facts from which all good show quality flows:<br /><br />Fact #1: When seriously considering whether a house can become their home, buyers imagine what it will be like to living there.
They'll imagine waking up every morning and getting ready for work. They'll see themselves cooking dinner for friends and family in the kitchen. They'll think about their kids making friends with the neighbors. They’ll consider what it might be like to mow the yard.<br /><br />Fact #2: Buyers will compare your home to the others they've seen.
They look at one home and compare it to another. Over and over and over again, until they select the one that offers the best overall value when measured by their "unique" needs. The one that feels right.<br /><br />With these simple principles as your guide, you can work to create the best show quality possible. You'll be amazed at what you can can accomplish with a little creative forethought and time. With the right approach, you can have a show-ready home on a budget, too.
For those of you not actively planning to sell your house, you can apply these simple ideas to your home right now to keep it organized and looking and feeling great for you and your family. Voila!2015-06-18T09:47:00-07:002015-12-08T13:56:18-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1088Atlanta Home Inspections: To Beware or Not To Beware<img src="https://assets.site-static.com/userfiles/543/image/atlanta_home_inspections.001.jpg" alt="Atlanta Home Inspections" width="453" height="302" class="img_box_right" />It’s common for home inspections to be a point of stress for a buyer. I recently wrote a segment about choosing a home inspector and the <a href="https://www.realsourcebrokers.com/blog/getting-a-home-inspection-heres-what-to-expect/" target="_blank">types of home inspections to consider</a> when purchasing a single family home.
Experience shows that many buyers, especially first timers, have no idea what to expect from a Home Inspection. I sure didn’t when I bought my first place (well, before I was in the business). I remember how stressed and anxious I was about my home inspection, only to have it all fall into place. I was so excited to move into my first digs.
It's Normal To Stress, but Preparation Helps
Buying a home is a big event for most people, and anxiety can understandably run high when awaiting the results of a professional Home Inspection. Your mind runs wild as you start thinking about all the things that could be wrong.
These are completely normal emotions to have, but managing them and having a deeper understanding of what can be expected before you even hire an inspector will prepare you to make smart decisions.
Having professional representation (an agent) working on your side is key. This will help you further understand your options.
Home Inspector and Real Estate Agent Roles in the Process
The home inspector is there to be the “bad guy.”
As a real estate consultant, my job is to help my clients navigate these waters. Our conversations often begin with questions like, “If the inspector finds the foundation falling down, I don’t have to buy it, right?”
Of course the answer is no, you don’t have to buy it, but there is a softer reality around what to expect from a thorough home inspection.
What to Expect from a Home Inspection
Let’s bullet point a few facts for thought so you have a more realistic vision of how your home inspection will go.
Inspections don't result in a pass-fail grade. The inspector is there to simply share with you what they find - not to tell you it failed or to buy or not to buy.
No home, whether it's brand new, or really old, will have perfect inspections results. No matter what home you choose, your home inspector will likely find dozens of defects. That’s normal and to be expected.
The home inspector is there to do a thorough search of the nooks and crannies of your would-be home. You’ve hired them to turn the home upside down and uncover every defect possible. This allows you to know what the condition is, including any potential problems. The more things they find, the better. You want to get your money's worth and make sure they're doing their job.
A defect doesn't always mean bad news. Just like a valued, vintage car may have a rust spot on the fender, or a burst of smoke out of the tailpipe at start-up, homes also age, mature, and fall into their own over time. Call it character. Try not to stress too much about any news you receive, and do your own research to see what the damage might be.
Speaking of, you'll have a chance to evaluate the inspectors findings - the good and the bad- before you're committed to the purchase. It’s called due diligence.
What Your Results Might Be
So what type of findings can be expected? Rats. Lots of rats! All kidding aside, you may find it comforting to know that I see the same handful of findings over and over and over again.
Your agent and home inspector should be prepared and proactive in helping you understand the significance of any problem areas. They should also review potential solutions with you.
After being a part of nearly a thousand home inspections, far fewer than you think result in the buyer not buying the house. Less than 5%. In other words, the vast majority of inspections lead to a move-in day as planned.
A professional home inspection is an important part of a successful home purchase. Embrace the process. Just as I did, you’ll look back with a grin on your face and tell yourself, “That wasn’t so bad!"2015-06-08T13:52:00-07:002015-12-08T14:14:12-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:10765 Good Reasons To Sell Your Home Now<img class=" img_box_right" src="https://assets.site-static.com/userfiles/543/image/5_reasons_to_sell_your_home_now.001.jpg" alt="5 Good Reasons to Sell Your Home" width="500" height="281" />
Several of our clients realize now is a great time to buy a home. In Fact, Ben and I helped more buyers purchase this year than any single year in our careers.
I'm realizing as the year comes to an end, I may have overlooked why the next 3 to 6 months might also be a great time to sell.
There are 5 good reasons I believe 2015 will be a good time to sell your home. You'll find them below.
1. Demand
My most recent analysis of the Intown Atlanta Real Estate market shows a 5.2 percent increase in sales when compared to this same time in 2014.
Sales have remained above last year's levels going on 3 years now. There are serious buyers out there, and they're looking for their dream home. It could be yours.
2. Supply
Housing inventory in the Intown Atlanta neighborhoods has decreased significantly in the last 12 months. There's only a 3 month supply at the current sales pace, compared with more than 6 months supply in 2013.
Ben and I expect the number of homes for sale to continue decreasing into the summer of 2015. Selling now while demand is high and before supply is low could help you get your best price.
3. New Construction
Within the past few years, if you were selling your home in the Intown market, you didn't have to compete with a new construction project around the block. However, the market has been recovering, and builder confidence has increased.
As a result, we're seeing a surge of teardowns and large scale renovations throughout Decatur and the surrounding neighborhood markets. These ‘shiny’ new homes are your competition, and a sought-after alternative for many Intown buyers.
If your home is of older construction, or could use a few upgrades, you might want to sell now before buyers are lured to turnkey homes.
4. Interest Rates
According to Freddie Mac’s Primary Mortgage Market Survey, interest rates for a 30-year mortgage have shot up to 4.57%, which represents a jump of more than a full point since the beginning of the year.
The Mortgage Bankers Association, Fannie Mae, Freddie Mac and the National Association of Realtors are in agreement that rates will continue to climb. Whether you're moving up or moving down, your housing expense will be more expensive a year from now if a mortgage is necessary to purchase your next home.
5. It’s Time to Move On with Your Life
Selling a house is more than supply, demand, interest rates, and competition. Selling a home is about getting from where you are to where you want to be.
It's important to consider what's important to you about selling your home this year. Is the possibility of a few extra dollars more important than being with family; more important than your health; more important than having the freedom to go on with your life the way you think you should?
You already know the answers to these questions. You have the power to take back control of your situation by putting your house on the market today. The time has come for you and your family to move on and start living the life you desire. Because that's what is truly important. 2015-06-01T05:36:00-07:002015-12-08T14:14:12-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1087Finding a Trustworthy Atlanta Property Manager<img src="https://assets.site-static.com/userfiles/543/image/atlanta_property_manager.001.jpg" alt="Trustworthy Atlanta Property Manager" width="500" height="281" class="img_box_right" />Property management, in its broadest terms, is the oversight of real estate. This can encompass everything from single family homes to large, multi-unit apartment complexes.
Property management is a service provided by local real estate firms who do their best to manage your assets. I don't have to tell you there's a significant range of quality and professionalism in the Atlanta Property Manager you chose to work with.
Before you invest your hard earned capital, you have to ask the question – what <a href="https://www.realsourcebrokers.com/management-approach/" target="_blank">Property Management approach and methodology</a> works to the benefit of your business?
Understanding the Purpose of a Property Manager
Experience shows most homeowners and investors decide against using a property manager because they don't <a href="https://www.realsourcebrokers.com/management-scope-of-work/" target="_blank">understand the scope of work involved</a>, and don't understand the cost benefit.
It goes without saying it's important to consider whether hiring a professional property manager to oversee the day to day transactional details makes good financial sense for your business. But don't let lack of knowledge prevent you from making the right decision, leaving you to manage the property on your own.
Ask yourself, do the short-term savings result in long-term profits?
Most people looking to invest $250,000 in assets wouldn’t just turn it over to a financial planner. They want to <a href="https://www.realsourcebrokers.com/rsbmgmt-experience/" target="_blank">know everything there is to know about the people managing your assets</a>. So why wouldn’t you do the same when searching for a competent property manager?
Questions That Need to be Asked<br />
The interview starts (and ends) with you. Ask yourself the following questions:
What do you believe the day-to-day responsibilities of a property manager are?
Will you be managing the property on your own?
Will you be living close to the property you manage?
Do you have enough time in your schedule to effectively manage this property?
Do you have an understanding of all the day-to-day tasks that come with managing the rental property? If the answer is yes (as it should be), expand on what you’re thinking.
Does it make good financial sense for you to manage the property? Have you considered the time you’ll need to devote to learning new things? Did you think about the legal responsibilities, how to market the property effectively (to bring in the best tenants), and how to effectively screen those tenants once they fill out an application? How about your involvement with the accounting department? This is a big question with several integral sub-questions.
Can you be on call and <a href="https://www.realsourcebrokers.com/emergency-maintenance/" target="_blank">ready to respond 24 hours per day, 7 days per week, and 365 days a year</a>? Even on major holidays? This can include responding to maintenance issues and related problems.
Are you experienced at answering the phone? Can you handle phone calls professionally, show available properties to prospective tenants, collect rental payments, and use the eviction process properly (within the confines of the law) to deal with troublesome tenants?
If you can’t answer yes to all of these question, then you should seriously consider a property manager. Hiring one can save you time, money, and unnecessary headaches down the road. If you don’t have the experience (and don’t feel as though you can pick it up on your own), then it’s time to think about bringing on a professional.
Finding a Trustworthy Atlanta Property Manager<br />
If after asking yourself these essential questions, you’re now considering hiring an <a href="https://www.realsourcebrokers.com/property-management/" target="_blank">Atlanta property management company</a>, the first test you need to perform is pass/fail.
Either they pass with flying colors, or they fail miserably. There's no middle ground. Set aside time to call each of the property management companies you’re considering.
If they’re worth your time, they'll pick up after a few rings. This is what you want along with getting a positive vibe that your business is important to them. If they don’t pick up, but return your call relatively quickly, that’s acceptable as well.
If the property management company doesn’t pick up on the first call, or return your call quickly, then they aren’t worth your time. If they seem unprofessional, then you should also pass on giving them your business. Imagine how they will treat your tenants if they’re giving you the run around. Or worse, when you find yourself in the middle of a dispute.
There are reputable companies out there that will value your business. Don’t settle for anything less than the best.
Questions to Ask a Prospective Property Manager<br />
You should now have a short list of a few different companies you’re considering. If they successfully passed the first test, it’s time to move on to the interview. These are the questions you need to ask:
A. Rent and Marketing Questions
How will you determine the rent?
Will the rental rates be in line with other properties in the area? More competitive? Less competitive?
Do you understand how to effectively market this property? How do you plan to rent this property at the current rates being imposed by the market?
Are you familiar with the area (along with the different rental properties within it)?
Do you possess the correct property management license? Are you insured and bonded by the state?
How do you plan to attract great tenants to our rental property?
Do you have a website? If so, how many? How will your website benefit our rental property?
What is your familiarity with Search Engine Optimization (SEO)?
How will you respond to questions, comments, and concerns by our tenants?
B. Renting to Only Qualified Tenants
What is your process for qualifying prospective tenants to rent at our property? What makes the tenant attractive or unattractive?
Make it clear that every prospective tenant must agree to the following: to have their employment verified, their credit run, and a background check to verify that they don’t have a criminal history. This must be done according to regulations and requirements set forth by the town, state, or the federal government.
C. Keeping Up With Maintenance While Renting Available Units
The condition of the rental units can change over time. To maintain the condition of the property, it’s essential that inspections and maintenance be performed in a timely manner.
Routine maintenance and emergency repairs should be performed by in-house staff. This will reduce wait time and ensure 24/7 availability.
The property management company should conduct regular inspections of the rental units. While tenants are secured by their lease, it’s important to make sure they’re taking care of their rental unit. This can help with enforcing the rental agreement.
When an existing tenant moves out, the rental company must check for normal wear and tear, as well as any damage. This will determine whether or not the tenant is entitled to a full or partial refund of their security deposit (or no refund at all).
D. Collecting Security Deposits and the Monthly Rent
If you’re not using your time wisely, then you’re wasting money. The rent must be collected on time (usually the 1st of the month) for all tenants. These funds must be deposited in a timely manner. Detailed reports should be created and provided to the property owner.
If a tenant is unable to pay their rent on time, it’s imperative that the property manager be able to handle this in a timely manner. The company should be familiar with all applicable laws and procedures pertaining to collecting past due rent. Knowledge of the eviction process is essential.
Find out how the property management company will keep you in the loop. Do they give access to an online portal (accessible 24/7) to the landlord or investors who have a stake in the property?
E. Timely Reporting
The landlord/investor(s) should be provided with financial statements (that are detailed and accurate) on a regular basis. Each statement should include how much rent was collected for the month, how much is outstanding (if any), expenses that were incurred (if any), and how many tenants moved in as well as left during that month. The statement should list the total profit and total loss for the month.
Compliance is extremely important these days. The property management company must log events that fall under fair housing. The Americans with Disabilities Act is a good example of that.
The system (with an integrated database) should make it easy to pull maintenance records for any unit in the rental property. If appliances were upgraded or replaced in a particular unit, that should be available in the database. Having complete and detailed records for each rental unit is important.
When work, upgrades, or regular maintenance need to be performed, it should always be reported to the landlord or investor(s) in some form or another. This will keep the surprises to a minimum.
Some Final Thoughts
In finding the best property manager, you’ll see firsthand the good, the bad, and the ugly. This is all part of the process. It’s rare to find that diamond in the rough without some trial and error. Be persistent, stay confident, and remain focused on the task at hand. This will ensure a positive experience for you and your tenants.<br /><br />Related Links<a href="https://www.realsourcebrokers.com/property-management/" target="_blank">Trustworthy Atlanta Property Managers</a>2015-05-25T12:34:00-07:002015-12-08T14:14:13-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1078Can you buy happiness?I’m not a realtor... I’m a purveyor of new beginnings. I’m not a broker, I’m a dealer of memories. I’m not an agent, I’m a lifestyle consultant.
Buying, selling, owning and investing in real estate is still one of the best ways to build wealth in the long term. And we work to provide our clients with the right information to make smart decisions for their future.
But what we really love about our job is helping our clients realize their greatest life dreams. We work with people transitioning from one phase to another, big families with big ideas, college grads with new jobs, and empty-nesters with new found freedoms. Walkers near trails, bikers near paths and foodies near food. Open lofts for artists, gardens for urban farmers, kitchens for family gatherings, garages for hot rods, basements for woodworking and nurseries for new arrivals.
It’s our pleasure be part of so many interesting, smart, creative and friendly people's lives. We're there for those simple moments that bring joy to the mundane.
You have to live somewhere and where you live says a lot about where you've been, where you are and where you're going. It’s insight into your values and your dreams. A house is more than the structure - it's about the lives led within them. A home is where everything happens- the birthplace of memories we keep and those we leave behind. Home is the beginning, the middle and the end.
Be smart, get counsel and consider the impact of your financial decisions. But along the way don’t forget to be bold and purposeful, laugh and build your life without fear. After-all, you only live once :)2015-05-18T18:19:00-07:002015-12-08T03:45:07-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1092Swimming Pools in Atlanta & DecaturIn Atlanta, surviving the summer heat means having access to one of the numerous pools that are available to residents, typically for those with a membership. No summer is complete without the sights and sounds of tanned bodies by the pool, kids screaming for their mom's undivided attention as they jump into the water, and the brazen teenager who attempts to tackle dad into the deep end.
If you’re searching for your cool-down spot this summer, here's a helpful guide to our to a few of our favorite public and private pools in In-town Atlanta and Decatur.
The Grant Park Pool
The Grant Park Pool is a 50-meter private pool in the center of the neighborhood’s swatch of towering trees and large hills. This pool isn’t your typical shallow-to-deep end pool as it is customized to remain the same depth of 4.5 feet throughout. There is a free swim period Monday-Friday between 1:30 PM and 4 PM. Other swim times are paid.
You can purchase an annual pass for $110 per adult, or $65 for youth and seniors. Check out the website for more information and prices: <a href="http://grantparkpool.org/" target="_blank">http://www.grantparkpool.org/</a>
Emory University Pool
Emory University hosts a massive 50-meter, Olympic-sized pool as part of their Student Activity and Academic Center. The pool has ten lap lanes, a kiddie pool, several diving boards at the deep end, a teaching pool for new swimmers, and a shallow end larger than most other pools. With a fourteen-visit membership to the pool, you also get access to the other athletic benefits of the complex, such as the tennis and basketball courts, locker rooms, volleyball pit, snack bar, and fitness center.
There’s more to the Emory University Pool than just swimming. There are also chairs, umbrellas, and places to grill, perfect for any get-together. Summer membership packages start at $330 per person or $660 per family. Check out the site for more information: <a href="http://saac.emory.edu/" target="_blank">http://saac.emory.edu/</a>
Chastain Park Pool
North Atlanta has been known as an area that loves to play. Chastain Park pool is one of the reasons why. It’s much more than just a country club with a pool, equestrian activities, tennis, and golf, but boasts an incredibly laid-back atmosphere and rustic ambiance that is always being upgraded to suit their members.
The pool itself has ten lap-lanes, a diving board, and even grandstands for groups or spectators. Check out their website for more information: http://www.chastainparkathleticclub.org
Glenlake Bathhouse and Pool
Over the past several years, Decatur, Georgia has morphed into its own city, becoming more urban and incredibly accessible. Glenlake Bathhouse and Pool sits at the northern end of the 17-acre park. Here the sounds of summer resonate around a 50-foot pool with lap lanes, a large shallow area, deep end, lifeguards for safety, and a nice picnic nook area with plenty of lounging chairs.
The price per swim is $3 for residents of Decatur (14 and over) or $5 for non-residents. Check out their website for more information: http://www.decaturga.com/index.aspx?page=280
Piedmont Park Pool
After a major renovation to Piedmont Park and its pool in 2009, the park now has a little something for everyone, including an updated appearance that’s pleasing and aesthetic. The pool itself overlooks Lake Clara Meer and has an entryway to the beach, several lap lanes, and even a series of fountains with a current of water to carry you through.
Fees are $4 per adult and $2 per child (ages 6-16). Please visit the site for more details: <a href="https://www.piedmontpark.org/swimming-history/" target="_blank">http://piedmontpark.org/do/swimming</a>
Living in a city called Hot-lanta, you’re bound to find plenty of pools and creative ways to stay cool during the dog days of summer, and these pools are some of the best!2015-05-04T10:14:00-07:002018-10-08T15:05:50-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1091217 Garland Avenue, Decatur GA 30030
FOR SALE IN CITY OF DECATUR
"Local Architect Robert Koch & The Keen Brothers, Ben & Joshua, bring you the newest addition to the Oakhurst neighborhood - wait until you see this house ... and this price!"
CLICK HERE TO DOWNLOAD FULL PLANS
<img src="https://assets.site-static.com/userfiles/543/image/garlandfront.jpg" alt="" />
217 Garland Avenue, Decatur GA 30030
Oakhurst Village
If you're paying attention to the Decatur market I don't have to tell you this could be your last opportunity for a home of this quality under $700,000 because you already know that. Located in sought after Oakhurst Village this 4 bed 3 bath custom "down to the studs" rebuild boasts an impressive array of high end upgrades. Zoned for Decatur's award winning schools it sits on one of the city's most picture-perfect little streets imaginable--a quaint, narrow, tree-lined avenue that is all charm. Short walking distance to McKoy Park & Oakhurst Square.
Now, meet the team that brought this home to the market, Robert E. Koch, Jr & The Keen Brothers (Ben & Joshua Keen). Robert Koch, principle Architect of Robert Koch Designs LLC, has made a name for himself as one of the premier architects in the City of Decatur working with multitude of homeowners and builders. And "The Keen Brothers" - Ben & Joshua - have been representing buyers and sellers in Oakhurst and surrounding Decatur neighborhoods since 2000. Ben, Joshua & Robert's collaboration bring a combined 30+ years of design, build and real estate sales experience to the project.
<img src="https://assets.site-static.com/userfiles/543/image/garlandkitchen.jpg" alt="" width="400" height="266" class="img_box_left" />The house itself is just shy of 2800 square feet and includes a lavish sprawl of site finished hardwood floors--extending from the entry foyer, dining room, through to the kitchen and throughout the house. One of the investors on the project fancies himself an accomplished home cook. He actually knows how to use all of those specialty ingredients. While planning the remodel he opted to install professional-grade stainless steel appliances and a large central island for easy food preparation.
You may have imagined marble counters have their primary function as a decorator upgrade, but they are usable for making elaborate meals. Sealed, high-polish counters like the ones here, are ideal for rolling out dough for pizza, pasta, or biscuits.
Through the years many have dreamed of living in this part of town only to be frustrated with the older designs. Here, the 3 key rooms - the kitchen, the family room, and dining room - totally work. It is worth the trip just to see how it came together. And the home has great division of space for a growing family. One bedroom on the main level and 3 bedrooms (including the master) are upstairs. Rarely do you think of 'utility' when you go to buy a home, but here you'll find it's been taken care of for you. The full laundry room is positioned perfectly on the second floor for convenience and ease of use.
Do you ever need to do work from home? If so, you have likely done so in the past by sticking a table in a spare bedroom, but in this design there is dedicated room for an office just off the formal dining room. There's an area big enough for a desk, computer and printer.
A Private Suite Designed for Daily "Stay-cation"
<img src="https://assets.site-static.com/userfiles/543/image/garlandmasterbathtub.jpg" alt="" width="180" height="125" class="img_box_right" />Parents deserve their privacy, and this home has beneficial placement of bedrooms. The master bedroom is on the top floor, back side of the house--two secondary bedrooms are upstairs but within a comfortably safe distance. And the master suite is the epitome of a retreat and relaxation taking up the entire back side of the top floor. It's actually a series of three connected spaces - sleeping room, spa-like master bath and an oversized walk-in closet showcasing a custom closet system.<br /> <br /> The soothing master bath will remind you of staying at a spa. The glass shower with marble tile surround and marble vanity blend into each other like sculpture. Also carved into this space is a free standing soaking tub and large picture window overlooking the lush back yard. On vacation you'll find yourself wanting for home because even the highest level hotels and get-aways won't compare to what you leave behind.
Some Things To Look Forward To
If you are in a position to afford this house, it may be due to all of your hard work. But there is a price to pay for working at a hectic pace. Do you find yourself, even on weekends and evenings, being reachable by cell phone, email and text messages?
Now, pretend you live here, and you have just gone through one of those bone-crushing, stress-packed weeks at the office. Take a bottle of wine, two glasses and sit on a deck with your sweetie to take in the wonders of a star-filled sky.
And just imagine what it would be like to entertain here when you invite friends for dinner. Double french doors open up the great room to a large wood entertainment deck complete with your own gas grill. Music is spilling out across the deck. Torches and candles illuminate the open outdoor space. You can grill steaks and mix drinks at and dine on the deck.
<img src="https://assets.site-static.com/userfiles/543/image/garlandback.jpg" alt="" width="350" height="288" class="img_box_left" />
Here's a quick summary.
217 Garland Avenue has 4 beds, 3 baths, a bonus office space off the formal dining room, a great room, butlers pantry and a large master suite with an oversized walk-in closet. The kitchen has been totally remodeled with high end finishes including solid marble counters, marble tile backsplash and custom made cabinetry. There is a deck, a 2 car garage and a back yard awaiting your finishing touches. Measuring in just shy of 2800 square feet you'll come to appreciate what you happens when a builder focuses on quality vs. quantity.
Location, Location, Location.
From the house, head north Garland Avenue to S McDounogh, a quick left at the stop light at West Hill you're in the heart of the neighborhood district - Oakhurst Village Square. Enjoy a pint of your favorite beverage at the U-Joint or head over to Pallette for desert and wine.
Exclusively Marketed by Ben & Joshua Keen at 404.270.9374
For the most up to date listing price or to arrange a no-hassle, private showing call or text message Joshua at 404.538.5356 today. He's happy to help answer any of your questions about the home and help you discover why this is the home you've been waiting for.<br /><br />Related Links
<a href="https://plus.google.com/u/1/photos/+JoshuaKeen/albums/6037458545299130273/6037458557880086450?pid=6037458557880086450&oid=111447640469147639182" target="_blank">Virtual Tour Slideshow</a>
2014-07-19T20:48:00-07:002018-10-08T13:55:09-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1090523 Chevelle Lane, Decatur GA 30030
SOLD $633,850<br />
"Designed in partnership by two sought after local Architects,this close-in <br /> City of Decatur home strikes a perfect balance of traditional and modern design.<br /> And wait until you see what you get for just $649,900."
<a title="click to download" href="https://thekeenteam.app.box.com/s/2e2eit2iahkvc0m12lo9" target="_blank">CLICK HERE TO DOWNLOAD FULL PLANS</a>
<a title="Download full set of Plans" href="https://thekeenteam.app.box.com/s/2e2eit2iahkvc0m12lo9" target="_blank"><img src="https://assets.site-static.com/userfiles/543/image/chevellefront.jpg" alt="" width="807" height="597" class="img_box_center" /></a>
523 Chevelle Lane, Decatur GA 30030
Winnona Park
If you are not familiar with this back pocket of the neighborhood, it is in the "sweet spot" of Decatur’s venerable Winnona Park School district. The drawback if you’re looking to secure a home in City of Decatur right now is that many of the houses are measuring well over 3000 square feet with current "for sale" prices in excess of $725,000 dollars. But if you are of the philosophy that asks "Why pay for more home than you need?", here is your chance to snag a newly constructed home just shy of 3000 square feet for $50,000 less than it’s closest competitor.
The investors funding the project - CC Investment & Renovation Associates - used a professional builder known for his work in Decatur & Kirkwood to construct the house, and the quality is evident everywhere. The home is built to last with long lasting, low maintenance materials — the exterior is hard (cement composite) siding and the roof is a 30 year architectural shingle with a lifetime warranty. The front door is solid wood with metal banding and hinges. And here is one of the telltale ways to spot quality— the interior room entry doors are solid wood — no "hollow core" used here. There are tall ceilings and a well designed interior space brings in lots of natural light.
Now, meet the architects, Robert E. Koch, Jr & Chad Kamke. Robert and Chad have become one of the most sought after design/build teams in City of Decatur with several projects currently under construction. Lucky for you ... 523 Chevelle is the first to hit market in 2014. A leader in their profession and community, Robert lives in Oakhurst with his wife Kristie and his infant son, James. Chad Kamke of CC Investment & Renovation Associates is also a long time resident of Oakhurst.
<a href="https://thekeenteam.app.box.com/s/ay8ax2x3xvnvqmgjjaj2" target="_blank"><img src="https://assets.site-static.com/userfiles/543/image/chevellekitchen.jpg" alt="" width="398" height="275" class="img_box_left" /></a>The house itself has about 2900 square feet of living space and includes a one car drive under garage, 5 bedrooms, 4 baths, a formal entry foyer, an over-sized great room with custom built in shelving, and separate laundry room upstairs. You can spill out on multiple outdoor spaces for extended seasonal living — there’s a covered screened porch off the side that leads to a large wood entertainment deck off the back which overlooks a lush, private back yard awaiting your finishing touch. Two of the rooms are especially large. The master includes a private bath with a luxurious walk-in shower and double vanity.
Three bedrooms, including the master, are upstairs which has two advantages. If you have young children it is the preferred layout because you can hear them in the middle of the night if they get scared. The second advantage will become abundantly clear when you walk into the master bedroom — it’s the epitome of a retreat and relaxation. It takes up the entire back side of the top floor and offers his/her closets and a spa-like master bathroom.
The fourth and fifth bedrooms, located on the first floor just off the entry foyer, offer multiple uses. If you have older relatives who will visit, but can't climb stairs, you can accommodate them here. Either space also makes for a quiet home office.
How'd you like to go on a nature hike & picnic<br /> just across the street?
<a href="https://thekeenteam.app.box.com/s/s6g8phzyxghkol2v9yxn" target="_blank"><img src="https://assets.site-static.com/userfiles/543/image/chevellepark.jpg" alt="" width="361" height="251" class="img_box_right" /></a>One of the reasons the location here is so compelling is the house sits just a few yards from the Chevelle Lane entry to Dearborn Park. Connecting Chevelle Lane to W. Deaborn Circle on the western border of the Midway Woods neighborhood - Dearbon Park offers 7 acres of green-space with a new boardwalk and gravel trail, court, picnic pavilions, running streams, and a newly installed playground. Dearborn Park has undergone a dramatic revitalization with the help of the local community advocates. This kind of setting is a wildlife magnet, and you’ll routinely see songbirds, squirrels and the occasional beaver in the creek.
If there are young children in your immediate or extended family, do you have any idea how excited they would get if you made a big deal of taking them on a hike and weekend picnic just across the street? The expedition could start on the deck where you organize all the gear — a compass, canteen and some snacks and most importantly — “walkie talkies”! When everything is organized, your daughter can "radio" this message back to the house, "Alpha one to base camp, come in mom. We have arrived!" Dear reader, memories like this last a lifetime.
There is another natural event you have likely never experienced before. You can sit protected from the elements overlooking in the covered screened porch off the side of the house. This means you can watch Spring thunderstorms churn and spark their way across the southeastern skies of Metro Atlanta.
<a href="https://thekeenteam.app.box.com/s/c3wcmynrjtjmdnwflp9u" target="_blank"><img src="https://assets.site-static.com/userfiles/543/image/chevelleback.jpg" alt="" width="350" height="288" class="img_box_left" /></a>
Here's a quick summary.
The floorplan has five bedrooms and just shy of 3000 sq. ft. The guest bedrooms/office downstairs have access to a full bath making it ideal for family elders. The house is newly constructed with a high end chef’s kitchen open to a large family room & formal dining. The home has a 1-car, attached drive under garage. The setting is private and there is expanded outdoor living space. The residence was designed by the city's best-known architects, Robert Koch & Chad Kamke. All you have to do is glance at plans to appreciate Koch & Kamke's trademark use of traditional exterior details mixed with floor plans suited for modern living that give their designs so much appeal.
Ask yourself one question.
Have you seen another house in a neighborhood of this caliber, with this much space, with quick access to a 7 acre City Park for $649,900? If not, what are you waiting for? Interest rates are at historic lows, and Decatur real estate prices have increased for 19 months straight.
The seller is represented by Ben & Joshua Keen at 404.270.9374
For the most up to date listing price or to arrange a no-hassle, private showing feel comfortable calling or text messaging Joshua at 404.538.5356 today. He's happy to help answer any of your questions about the home and help you discover why this is the home you've been waiting for.<br /><br />Related Links
<a href="https://plus.google.com/photos/111447640469147639182/albums/6005970388094019089" target="_blank">PHOTO ALBUM</a>
<a href="https://www.youtube.com/watch?v=WmPnBNM65Fc&list=UUmVVllxy-QIL-3nQFfNjc0w&feature=share" target="_blank">VIDEO SLIDESHOW</a>
2014-04-25T09:07:00-07:002018-11-07T11:43:34-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:10891691 Fairway HIll Dr SE, Atlanta GA 30317<img src="https://assets.site-static.com/userfiles/543/image/1691fairwayhillfront.jpg" alt="" width="650" height="432" class="img_box_center" />
1691 FAIRWAY HILL DRIVE SE, ATLANTA GA 30317<br />
MLS #: 5255397<br />
Located in the south Kirkwood area neighborhood of Atlanta, 1691 Fairway Hill is a 4 bedroom 2.5 bath renovated bungalow sitting on an oversized private lot and includes an additional “bonus space” on the main level. The spacious kitchen has been totally remodeled with solid granite counters, a stainless appliance package and custom wood cabinetry. The living room showcases custom built in shelving, soaring vaulted ceilings and gleaming hardwood floors. Upstairs you'll find a master suite with remodeled private bathroom, large walk-in closet and juliet balcony overlooking the backyard. There’s a wood entertainment deck off the back and a large, fenced backyard. Sparkling improvements have been made such as repainting the interior and adding the fence, custom stone patio and firepit outside. Located just a half mile from Kirkwood Village, 1 mile to East Atlanta Village and just minutes to I-20, I-75/85 — your minutes to everything Atlanta..<br />
<img src="https://assets.site-static.com/userfiles/543/image/1691fairwayhillliving.jpg" alt="" width="166" height="249" class="img_box_left" /> Come for a visit, and you will quickly understand why “SIZE” does matter. Completely renovated in 2010, the living room has been expanded towards the front of the house and the soaring vaulted ceiling gives the space a grand, open feel. The new kitchen is about 50% bigger than what you'll find in comparable homes with stainless steel appliances, wood cabinets, granite counter tops, a built in pantry and wine glass chandelier. Through the years many have dreamed of living in this part of town only to be frustrated with the older designs. Here, the 3 key rooms - the kitchen, the living room, and the dining room - totally work. It is worth the trip just to see the space. Intricate architectural features such as arched entry ways, built-in shelving and an open floor plan make this house feel contemporary and comfortable at the same time.
Three attributes make this home appealing. One is the close-in Kirkwood location. The neighborhood is desirable, but most houses are dated. This one, however, has been updated for modern living, and it has one final make-you-swoon benefit: the oversized lot site offers expanded outdoor living spaces, including a custom stone patio and firepit -- the privacy will make you feel like you're on vacation. The lot goes back more than 200 feet, and the back section dissolves into natural overgrowth. .
SOME RECENT UPDATING<br />If this is all starting to sound interesting there is more good news--the home has been tastefully decorated by the current owners. How many times have you walked into a house in which all the walls and ceilings are the same shade of beige? Not so here. The entire palette has been orchestrated with cheerful colors that coordinate beautifully with the window treatments and hardwood floors. The master bath was upgraded during the remodel. The kitchen received the most attention. Expensive, solid granite counters were installed. If you have never had granite counters you will quickly understand why chefs prefer this surface--it is elegant and durable. You can chop ingredients, cut fresh flowers or roll out cookie dough. Accented backsplash tiles add even more texture and patina to the cooking area. There’s also the stainless appliance package - gas cooktop, dishwasher and vented hood. And finally, there’s the custom built island work station — built by a close friend of the current owner they are happy to include it in the sale with an acceptable offer.<img src="https://assets.site-static.com/userfiles/543/image/1691_fairway_hill_atlanta_ga_30317_1455-001_1000.jpg" alt="" width="384" height="255" class="img_box_right" />
If it has not occurred to you just yet, can you imagine how fun this kitchen would be when entertaining friends? They can join you in preparing the feast, or just sit at the island while you put on a demonstration. You can also walk them just outside to explore the oversized backyard. You have never seen this much usable outdoor living space in this location at this price -- including an al- fresco dining spot on the custom stone patio and there's also a firepit!
EXTRAS LIKE A FIRST-FLOOR GUEST ROOM & A LIGHT FILLED HOME OFFICE.<br />The overall design includes an appealing layout. For example, there are two first-floor guest rooms, and full bath and a half in case you have older relatives who will visit but cannot climb stairs. The master, and an additional bedrooms are upstairs. And storage won’t be a problem here — there’s closet space to spare.
Well priced given what is offered here. The price is $299,900 - at least 20% less than what you would pay for a similar home in the northern sector of the Kirkwood neighborhood.<br /><br />If you're a ready-to-act buyer, get to this home right way. Because sales in Atlanta are up the last 10 months in a row compared to the same period a year ago. Dear reader, here is your chance to own a home you can grow into. The setting is private. The floor plan is expansive, there are many extras, and the location is close-in. And the seller has established a very tempting price. You won't find intown living with this much space at this price anywhere else.<br /><br />Call today for availability and to arrange a private showing.
CALL/TEXT MESSAGE JOSHUA KEEN<br />
404.538.5356
For the most up to date listing price or to arrange a no-hassle, private showing feel comfortable calling or text messaging Joshua at 404.538.5356 today. He's happy to help answer any of your questions about the home and help you discover why this is the home you've been waiting for.
<br /><br />Related Links<a href="http://bit.ly/1691fairwayhillFEATURE" target="_blank">1691 Fairway HIll FEATURE</a><a href="http://bit.ly/1691fairwayhillALBUM" target="_blank">1691 Fairway HIll ALBUM</a><a href="http://bit.ly/1691fairwayhillSLIDESHOW" target="_blank">1691 Fairway HIll SLIDESHOW</a>2014-03-03T08:30:00-07:002015-12-08T03:45:04-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1053How to Lease Purchase Your HomeOver the last few months I've had a number of past clients ask me whether a "lease purchase" would be viable to help them sell their home. Though it's not right for everyone ... it can be a win-win real estate deal, and it can help solve a serious problem for today's frustrated sellers.
Here's how it works:
In its simplest form, a lease-purchase agreement is nothing more than a written contract to purchase real estate over an extended period of time, typically not exceeding 36 months. It is usually coupled with an agreement to allow the purchaser to occupy the house and pay rent on it while he is completing the purchase.
In contrast, a lease-option agreement is primarily an agreement to rent real estate. That agreement contains a provision granting the renter the option of purchasing the real estate at some point in the future if he so chooses.
Here's why it's working today:
Traditional lenders have tightened underwriting guidelines and raised minimum credit standards, and there are lots of first-time buyers who have been pushed out of today's buying market. A lease containing an option to purchase may give the buyer enough time to get qualified and make the purchase he or she wants.
In today's market, some sellers are willing to compromise on a quick sale in order to get some revenue coming in to help cover the mortgage payment.
Typically, a lease-purchase agreement includes these features:
• A complete rental agreement outlines the relationship between the resident and the owner. This can be the same rental agreement that you might use if you were simply renting for a specific term, then intending to vacate.
• If this is a lease-purchase, there will be a simultaneous contract for the purchase of the property, specifying the price, the "on or before" closing date, and the other terms and conditions of the sale. In this contract, a non-refundable "down payment" is often made from buyer to seller. This down payment is usually applied toward the purchase price.
• If, instead, this is a lease-option, then there may or may not be any "down payment," and it may or may not be refundable, depending on the agreement. As an alternative, the lease-option agreement may specify a more traditional (and refundable) security deposit.
• A common feature of almost all these agreements is a "rent to own" provision. This clause specifies that some portion of each rental payment shall accrue toward a reduction in the purchase price of the property, even if that price has yet to be determined.
A small provision might be a monthly credit of $100, to be accumulated by the owner for use as a credit against the purchase price of the property. A more generous offer might be a credit of $400 per month, allowing the renter to build a sizeable down payment of almost $5,000 for each year of rental.
I have even heard of sellers so highly motivated to cause a sale of their home that they offered a credit of 100 percent of all rents paid as a credit against the purchase price. Obviously, a seller in this category would need sufficient equity in the property to cover such a generous offset. But it would have the further effect of almost guaranteeing an eventual sale. What smart buyer would walk away from a $24,000 credit after two years of renting?
• Another typical feature of these types of contracts is a provision asking the renter/purchaser to inspect the house as they move in and agree to accept it in "as is" condition now. This is to prevent the renter from damaging the house, then asking the seller to make repairs prior to the sale.
• Additionally, the agreement typically also makes the renter responsible for all repairs during the life of the lease and until the purchase occurs. The idea here is that since the buyer is going to buy the house, he can take on the responsibility for upkeep now. However, this provision may not be enforceable under Georgia law, which prevents the owner of residential rentals from transferring the responsibility to repair. I'd better leave that one to the attorneys to sort out.2014-02-26T14:09:00-07:002015-12-08T14:14:13-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1086Know Before You BuyA professional home inspection is your best defense against buying a home that has unexpected issues that will cost you time and money as the new owner. Getting a proper home inspection on a single family home you plan to buy is a must. Don’t ever skip proper inspections. Ever.
There are different types of inspections that should be considered depending on the type, age and condition of the home you are buying. Here are your options ::
General Home Inspection. This is the common Home Inspection- the one that you and your agent will talk about. An inspection will run you around $400 and will get you a general inspection of all of the homes major operating systems and structure. That includes the HVAC, plumbing, electrical, roof, structure and more. In many (most) cases, a General Home Inspection is all you need to protect yourself. Good Home Inspectors are not difficult to come by but if you don’t know one personally, take a recommendation from someone who does. Real estate agents are a good resource. They understand what makes a good home inspector and work with them for a living. And because they have an interest in their clients getting the best home possible they’ve likely created long standing relationships with professional Home Inspectors. Secondarily you can take recommendations from family or friends. Beware- One good experience with a home inspector makes not a good home inspector. And, even though dad may fancy himself good around the house, I promise your pharmacist father is not qualified. No handy men, carpenters, neighbors or uncles. Only well trained, highly experienced, certified, professional Home Inspectors.
Mold Inspection. Ah, the 4 letter word. Mold. First, let’s get some facts straight. Not all mold is the same. That black stuff, you know, the mildew growing on your shower curtain (Gross! Put that thing in the washer!) is not the same as the mushrooms growing in your yard or the notorious and far, far, far more rare “Black Mold” that is legend in the media. Second, a mold test is not a visual inspection but a testing of air quality. Every home has mold spores in the air and in Atlanta, a sub-tropic environment, we have more than our share under everyday, no problem conditions. We breath in such spores every waking day. But some homes have a higher concentration which could lead to health problems like asthma. Some homes are more susceptible because of their construction type. Ask your home inspector and agent for advise. After a visual inspection they can share if there is evidence of mold which may have you take further action. Generally, if the mold is concentrated in the air, there will be other tell-tale signs. A strong musty odor in a home is one such indication that an air quality test would be a good idea. Not all homes need an air quality test but if you do choose to have it done they can often be performed by your Home Inspector for an additional charge- usually around $250. Don’t be too scared of it either. Best it’s caught early-on as most situations are completely correctable.
Lead Based Paint Testing. First a few facts. Lead paint is harmful when ingested (eaten) so those with small children who eat paint should be cautious. Lead paint was not used or sold in the United States after 1978 so there is no concern with homes build after 1978. If you are considering a home build prior to 1978 you may consider lead paint testing. If you are looking at homes built before 1950 there is a high chance that there is lead paint somewhere in the home. It may be under layers of paint but can still be found with good samplings. Here the question to ask yourself… “will I still buy this home with lead paint?”. If the answer is yes, forgo the expensive testing! If the answer is “no, I won’t buy this house” then perhaps you should have your agent only show you homes built post 1978. I’d say buy the home you want- just don’t eat the paint!
Radon Testing. Radon is a naturally occurring, colorless, odorless, tasteless, radioactive gas that is produced naturally from the decaying of uranium and thorium under the ground. It’s everywhere. Naturally. But you don’t want it trapped inside your home. Some geographical locations are more active than others and because it’s the second leading cause of lung cancer in humans, you should test the home for high levels of radon. Some level of Radon will be found in most homes but it’s the higher concentrations (above 4cpi) that are of concern. Radon enters a home from the ground through the lowest point in a home- like a basement or crawl space - through cracks in the foundation or flooring etc. The good news is, if found, there are easy, relatively inexpensive ways to handle the issue without having to walk away from a home you love. The’s a deeper conversation for another day but know that Radon testing makes since for all home Buyers and will cost about an additional $200. Radon is also a testing of the air- by machine- over a 3 day period and can be done by your General Home Inspector for around an additional $200.
There may be other types of inspection you could consider but these are the one’s that are common place. Always seek advise from those you trust. A good real estate agent will be prepared and proactive in having these conversations with you. Lean on them for counsel and get the information you need to make smart decisions around choosing the inspections that are right for the property you are buying.2014-01-09T19:10:00-07:002015-12-08T03:44:02-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1085End of Year Tax Considerations for Atlanta LandlordsWhile tax returns aren’t due until April, to minimize your tax headaches several you should get started well advance of the deadline according to Stephanie Phillips, our team's accountant. With years of experience assisting rental property owners, Stephanie suggests that deducting every possible expense this year could be more important than ever, especially if you’re affected by the new Affordable Healthcare Act tax.
Under the Act, if your modified adjusted income exceeds $250,000 (filing jointly) then you’ll pay an additional 3.8% tax on any rental income or other passive income above that amount. Rental property expenses are deductible only in the year they are paid, so December was your last chance to pay for any rental property-related expenses that you want to deduct in 2013. So keep this in mind for 2014 -- you can pay your expenses in advance.
As far as rental income is concerned, don’t be tempted to defer rental income for rents to following year. The Internal Revenue Service matches 1099s for commercial leases, and they want to see rental income match up with 1099s. While residential rental owners don’t receive 1099s from their tenants, Stephanie says she has been involved in audits where the IRS examined residential lease agreements and had issues with the rental owner declaring less than a full twelve months of income if the unit was occupied for the entire year. But what if you were on vacation for all of December and didn’t check your mailbox until mid-January? Stephanie says that’s income for December.
Stephanie also says it’s important to not make assumptions about rental income losses — she’s seen several clients get burned because they thought they could deduct these losses. The problem is that rental income losses fall under the “passive income rule” which can be a complicated beast. Rental income is considered passive income, and under the rule, passive income losses can only be offset against passive income, which means you need to have another rental property that makes money or some other passive income source. The rule is different if your adjusted gross income is less than $150,000. Stephanie emphasizes that passive income rules are very complex and everyone has a different situation, so it’s critical that you consult with your tax adviser before you act on any assumptions.
Checklist: End of Year Taxes:
Meet with your accountant to discuss end of year tax strategies.
Consider paying now expenses due next year to offset this year’s income.
Let your accountant know if you anticipate any rental losses next year, or if you’re planning on refinancing, buying, or selling rental property as these activities may have tax consequences that might be partially mitigated with informed planning.
If you formed an LLC or S-Corporation to hold your rental property, order 1099s now to send to your unincorporated vendors (to whom you paid more than $600) by January 31st — it can sneak up quickly.
2014-01-09T12:30:00-07:002018-10-05T14:53:58-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1084Guide to Setting Rental Rates in AtlantaSetting the right rent can be one of the most difficult areas for many people who are investing in or currently own Atlanta rental property. If your property rents out in no time, it could be an indication that you are not charging enough rent. On the other hand, if your property seems to take a long time to rent out, it could be a clear indication that your rent is too high. So, how do you go about setting a rental rate that is in line with the current market?
One of the best places to start is the local newspaper classifieds. It is imperative that you do some research to find out what rent prices are driving the local market. Location is the most important factor in determining rental rates. For example, a three bedroom, two bath renovated bungalow in Kirkwood may rent for $1400 a month while a similar property around the corner in Oakhurst may only be able to draw $2300 per month.
The internet is another good resource to research your local rental rates. For example, a website like <a href="http://www.RentOMeter.com" target="_blank" style="color: #0000ff; text-decoration: underline;">www.RentOMeter.com</a> can give you a very good indication of your local rental rates provided they have enough rental "comps" for your given area. Other websites like <a href="http://www.Rent.com" target="_blank" style="color: #0000ff; text-decoration: underline;">www.Rent.com</a> and <a href="http://www.CraigsList.org" target="_blank" style="color: #0000ff; text-decoration: underline;">www.CraigsList.org</a> can be very useful as well. Be sure you compare "apples to apples" when it comes to your property's location, square footage, bedrooms and bathrooms.
Most prospective tenants look for convenience when searching for a rental property. They are either looking for a location that is near their work or close to their children's schools. Neighborhoods that are considered to be trendy or hip can also be a driving factor, as many people like the idea of living in a certain type of neighborhood.
Of course, the budget of the renter will also play a role in determining how much they are willing to pay for rent. Due to the fact that most renters have needs that must be filled, especially in terms of space, it is quite common for square footage to also play a major role in determining rental rates. This means that larger homes and units will typically be able to rent for rates that are higher than smaller homes and units.
When setting rental rates, however, it is also important to keep in mind that there is a certain point when rental rates reach a cap. When interest rates are low and rental rates rise too high, renters will quickly realize that it just doesn't make sense to rent any longer when it could be less expensive to buy a home.
Another way to make sure that you stay updated on rental rates in your local area is to join a local association for landlords. This is a great way to make sure that you keep your finger on the pulse of the local rental market. Emerging trends in the area will not only affect you but other landlords as well. For example, if your particular area is in an economic slump or an economic boom then this could have an effect on local rental rates. Make sure you keep track of whether there have been job losses or the creation of new jobs in your local area.
It is also important to keep in mind that basic amenities can also play a role in determining how much rent you can charge for your unit or apartment. Some of the basics expected by most prospective tenants include off-street parking, washer and dryer hookups, dishwashers, etc. If these basic amenities are not available, you may find that you need to either lower your rental rate or offer something else to attract prospective tenants.2014-01-08T12:25:00-07:002015-12-08T09:57:31-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1083Tips for Being a Successful LandlordThe ultimate goal of investing in Atlanta rental property is to turn a profit. To ensure that your rental property remains a profit turning asset it's essential that you follow several critical guidelines.
First, always make sure that you check tenant references. This can be a burdensome step and many landlords overlook it because they feel as though they have good instinct when they meet with the tenant. But not checking references can lead to a number of problems later on. You will uncover a wealth of information about potential problems before you rent to a prospective tenant.
Second, make sure you have everything in writing. This is to protect your rights as a landlord as well as the rights of your tenants. Everything from the code of conduct you expect your tenants to abide by while renting your property to the rental application itself must be in writing.
Third, you will find that you have better success with your Atlanta rental property if you take the time to ensure that it is both secure and clean. The grounds of the property should be free of litter and trimmed regularly. Not only will the property be more visually appealing but these actions will also assist you with property liability. You will also want to take additional security measures. Extra security may be able to lower your insurance premiums as well as provide an incentive to quality tenants to rent your property when they know it is secure.
If you decide to hire a property manager, take the time to interview prospective candidates very carefully. Property managers can be very helpful if you don't have the time to manage the property yourself. This is especially true if your property is a long distance away from you. The wrong property manager can cause you problems with poor tenant screening and delayed lease up times. This means that you will need to hire a thoroughly responsible and professional individual to handle the job. Always ask for referrals and make sure you understand the specific systems and processes the manager uses when the tenant does not live up to their end of the Agreements.
Always make sure that you obtain adequate insurance. Not only should you have property insurance but you should also have liability insurance. One incident is all it takes to wipe out your investment. Also check with your state to determine if any additional insurance coverage is required.
Regardless of the condition the property was in when you purchased it, there will come a time when repairs are needed. This is part and parcel of owning rental property. If you take too long to make repairs, not only will your property suffer and repairs will ultimately cost more to take care of but you will also likely lose quality tenants as well. By making sure you handle repairs promptly you will be able to maintain the life of your property as well as retain good tenants.
Always make sure that you follow all applicable regulations in the renting of your investment property. The Fair Housing Administration Act provides precise regulations in order to prevent discrimination. If you violate those regulations you could find yourself facing a lawsuit that is costly in terms of time as well as money. The best course of action is to take the time to do your homework and consult an attorney experienced in real estate matters for guidance regarding the FHA as well as ensuring that you have the proper forms. Good property managers will already be versed in these regulations.
Finally, make sure that you do not violate the privacy of your tenants. Check with your state's regulations to find out whether you must provide any type of notice to your tenant before you enter the dwelling.
Following these guidelines will help you to retain good quality tenants and avoid any potential legal problems. After all, happy tenants make for happy landlords!2014-01-07T12:40:00-07:002015-12-07T10:23:36-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1082About Finding a Home in Atlanta ... For RentOur office gets a lot of calls from potential renters. And finding a reasonably priced, clean rental home in today's market is no small task. From rising rent rates andshrinking inventories to decentralized advertising and soulless scammers -- today's renters are faced with some of BIG challenges. That's why most Brokers are hestitant to lend a helping hand when the call comes in.
One of the biggest challenges facing an Intown renter in the Atlanta market is that less than 50% of the intown rentals are "Broker controlled" ... meaning half the market is what I call "private inventory". These are rental homes being managed by the owner and, as such, these homes are not "professionally represented" or advertised in a central online resource like the MLS.
So ... with that in mind ... might want to check out these websites here (my personal recommended resources for finding rentals):
<a href="https://atlanta.craigslist.org/" target="_blank">CRAIGSLIST</a> :: Of course, there's Craigslist. Not my favorite site. Mostly because of the lack of pictures and the cumbersome scrolling user interface. But it can be a great resource for both agent listed and landlord direct rental homes (if you can get past the less than user friendly design).
<a href="https://atlanta.promove.com/" target="_blank">PROMOVE</a> :: I've heard good things about them - they specialize in finding the right apartments, townhomes or lofts and usually get you a great rental rate with some added incentives (free rent for a month, etc.) I used them years and years ago when I sold my first home and was buying my second. They did a great job helping me find a relatively inexpensive loft in one of my favorite Intown neighborhoods. Highly recommend them.
<a href="https://www.rentals.com/Georgia/Atlanta/" target="_blank">RENTALS.COM </a>:: I like this site. They have a ton of rental listings throughout Metro Atlanta and the search function is easy to use and most properties have good photos:
<a href="https://www.trulia.com/" target="_blank">TRULIA</a> :: Trulia has a great rental search engine for both MLS and non-MLS listed properties
<a href="https://www.zillow.com/homes/for_rent/" target="_blank">ZILLOW </a>:: And the same is true of Zillow ... both MLS and non-MLS listed properties
<a href="https://www.realsourcebrokers.com/idx/search-form/" target="_blank">You can also use our team website to help you find rentals </a>-- just click the "rental" button on the right side search bar and you can see all the homes currently listed for rent by agents in the MLS.2014-01-06T20:45:00-07:002018-11-07T11:47:26-07:00The Keen Teamtag:realsourcebrokers.com,2012-09-20:1081Washers and Dryers, Refrigerators and wine coolers oh my!There seems to be some confusion out there as to the standard around whether appliances are included in a home's sale. Some assume “of course they are” and others say “no” but really there is no standard and you’ll find everything from yah to a firm nay when it comes to sellers leaving appliances behind. Whether you’re a Buyer or Seller, it’s worth understanding the options.
Know before you go. Before touring a home as a Buyer, check the “Sellers Property Disclosure Statement” - your agent can help you here. It will often spells out the Sellers intensions around appliances and clearly states if they will be left behind for the new owner. In turn, it may also state the seller intends to take them in the move. In a professionally managed sale of a home, the details of what’s included in the sale- like appliances- is often spelled out and readily available when touring a home. Just ask. Sellers should be prepared to provide this information early on and should avoid advertising them as “negotiable”. Keep in clean. Include them. Or don’t.
Buyers looking at re-sale homes should be prepared to negotiate. Stoves, built in microwaves and Dishwashers are almost always included in a sale. Refrigerators, washing machines and dryers, wine coolers and freezers are a different story. If the seller plans on taking them- ask for them to be included anyway. Sellers know they may need to include them and depending on the terms of an offer, you may just get what you asked for. In turn, you may be dealing Seller emotions, and attachments- even around appliances. Don’t be surprised.
Buying new construction from a builder is a bit different. You can expect an appliances package or allowance to go toward an appliances package to be included in the builders price. This almost always excludes refrigerators and washer sand dryers. These items can be negotiated and you’ll find that a builder may be willing to provide a refrigerator during negotiations- always ask.
In any scenario appliances are negotiable. If the Seller says they are not leaving the refrigerator- ask for it anyway. A smart seller will not forgo a deal over a refrigerator. Be sure it’s in writing. Again, your agent can help you here but a good offer to purchase will include a "Bill of Sale" that clearly states what items are included and will remain in the home.
Your agent can help you here but a good offer to purchase will include a "Bill of Sale" that clearly states what items are included and will remain in the home.
Last but not least- don’t get tied to an appliances or give them value. As a Buyer, never pass on a great fit in a home and as a Seller, don’t loose a great Buyer over an appliance. They do not increase the value of a home as they are not considered on appraisals and used appliances are often over-valued by both Sellers and Buyers. On a budget, a kitchen can be well equipped with brand-new, stainless steal appliances (Gas range, refrigerator, Microwave and Dishwasher) for less than $2500.
Oh, and Buyers don’t get your hopes up. That kick-a**, brand new, steam feature, whisper quite, front loading, digital, $2600 washer and dryer set you see there? Nope. We tried, we did ask for it to stay but the Sellers are taking those with. Sorry.2014-01-06T11:29:00-07:002015-12-07T10:23:44-07:00The Keen Team