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7/30 2015

Live Near Piedmont Park and the Atlanta BeltLine

view from above

The picture above is the backyard of our new listing at 1151 Orme Circle in Virginia Highland.

Look at it again.

Think about how much you’d enjoy that beautiful pool, shaded by the lush landscaping.  Think about what it would be like to live a quarter mile from the Atlanta BeltLine and Piedmont Park.  Not too shabby, right?

This house will make you insanely happy, and you haven’t even seen it yet.

The Details:

  • 4 bedrooms, 4 bathrooms
  • Three finished levels of luxury living
  • Gated driveway, attached garage
  • Beautiful and serene outdoor living areas
  • $850,000

I haven’t even gotten in to the “pragmatic” details, but just to whistle: .5 miles to Trader Joe’s, zoned for top-ranked Springdale Park Elementary, brand new (and massive) deck, three fireplaces, craftsman detail throughout… the list really could go on and on.  You just need to see this one to believe it.

For more details, or to schedule a private showing, contact me directly.


Posted by Jon at 4:00 pm on July 30, 2015 : 0 comments

Labels : Atlanta BeltLine, Home Selling, Piedmont Park, Virginia Highland

7/21 2015

Atlanta’s Seniors Real Estate Specialist

SRESLogo_BlackVery proud to announce that team member Erica Gal recently earned her Seniors Real Estate Specialist (SRES) designation.  It’s a unique designation that’s held by very few Atlanta Realtors, and one that we believe will help us better serve our clients.   The SRES background is essential, as it provides our team with a specialist clued in on trends related to growing seniors’ population, housing needs, financing options and legal protections.

While designations and continuing education are important, it’s feedback from happy clients that really drive us to strive to be the best in the business. Check out what one of Erica’s recent clients had to say about her experience working with her:

We contacted Erica Gal when looking to sell our mom’s house in the Toco Hills area. WE (3 siblings) met with her to hear how the process of selling, moving and relocating our 91 year mother would be. She talked and explained very clearly so that our mom would understand and feel comfortable with what would be happening. It was not easy for mom to let go of a home that was hers (and dad’s) for 50 years! I have to say that Erica made it seamless, almost enjoyable. We trusted her completely and she brought us many offers after only one weekend on the market. Her advise was priceless! Through this process Erica became a friend of mom’s and a person who we would recommend above any for anyone that is looking to sell or buy property. We experienced how amazing she is working with elderly people and suggested that she should specialize in this area. It takes a very special person who is patient, empathetic, understanding, knowledgeable and so much more! Erica is all and MORE!

Happy, well-served clients are why we do what we do.   Give us a call if we can be of any service for your real estate needs.

Posted by Jon at 9:15 am on July 21, 2015 : 0 comments

Labels : Doing Good, Home Buying, Home Selling

7/17 2015

Decatur Dream: Renovated, Awesome and Well Priced

923 S Candler Street Decatur GAOne of the most interesting (and loaded) words in the real estate lexicon is “affordable”.   In New York’s SOHO neighborhood, the median home sales price is $2.2 million, leading one to believe that a loft in this neighborhood priced at $1 million would appear to be very affordable.  This is, of course, insane.   And true.

Atlanta is not New York, but like all real estate markets, we too struggle with defining what is and isn’t “affordable”.  I’m not going to wade in to the subjectivity of the semantics, but what I can tell you is that our new listing at 923 S. Candler is VERY WELL PRICED.  Insanely well priced.  Why?  Find me another house priced at $435,000 that can boast the following:

  • Completely renovated in 2012
  • 4 Bedrooms, 2 Bathrooms
  • Gigantic, flat lot
  • Perfect blend of contemporary and classic finishes
  • Zoned for top-ranked Decatur Public Schools

Really a fantastic, happy house.  Plenty of details on the listing page, and of course, don’t hesitate to contact us if you’d like to set up a showing.

Posted by Jon at 1:49 pm on July 17, 2015 : 0 comments

Labels : Decatur, Home Selling

7/10 2015

The Quintessential Loft

In a universe where the word “loft” is added to just about anything from condominiums with concrete floors to  Ann Taylor’s “lower cost, more casual” retail outpost, many home buyers aren’t even sure what qualifies as a true loft.  The beautiful, bold, true lofts are hard to come by… especially those in truly top locations.  All the more reason why you need to run to our new listing at LaFrance Street Lofts.  Immediately.

My words aren’t going to do it full justice, but I think the pictures below articulate it’s lofty luxury quite well:

lafrance loft kitchen

lafrance loft bedroom

LaFrance Street Lofts is a fantastic community just steps from Candler Park.  Saltwater pool, newly renovated fitness center, club room, plus an outdoor entertaining area that’s the envy of all outdoor entertaining areas.  And the huge bonus on this one bedroom?  It’s got a second full bathroom, a seperate bonus room, and a second deeded parking spot.

Make it happen, forward to a friend, call your Realtor, call me… whatever you do, do it fast.  It’s not going to last long.

Posted by Jon at 3:08 pm on July 10, 2015 : 0 comments

Labels : Candler Park, Condominiums, Edgewood, Home Selling

6/25 2015

What Do I Do About The Tax Assessment I Just Received?

fulton county tax assessor

Don’t expect the Assessor’s office to use the revenue generated from taxing your home on redesigning their website.

You’ve Received Your Tax Assessment, And It’s Not Pretty

2015 Tax Assessments have recently been mailed out.  If you have received yours, it’s likely that it gave you quite a shock.  One of the downsides of an escalating real estate market is that as the value of our homes go up, so does the possibility of the county re-assessing our homes for higher values.  This will ultimately result in higher tax bills.
Now What?
You need to gear up for what’s next.  Some thoughts on how to strategize for what’s next:
1.  File An Appeal As Soon As Possible–  You have 45 days from when you receive your assessment to file an appeal with the County.  Don’t drag your feet on this- the Counties are rigid on this deadline, and we know several homeowners who have procrastinated their way to higher tax bills simply by filing their appeal post deadline.
2.  File An Information Request– The County is required to share the information that they used to determine your home’s value.  Follow the instructions on your Assessment to request this information.  You you will need this information to build your appeal case.
3.  Stop Looking At Zillow–  The County doesn’t care how much Zillow says your home is worth.  No one cares, actually, but that’s a different story.  Better to spend your energy on what’s really happening on the market, not what some obtuse algorithm thinks is happening.
4.  Pull The Relevant Sales Comps– Once you have the County’s supporting documentation, it’s time to go to work.  You’ll need to build your case for your eventual Board of Equalization hearing.  While there are several resources online that you can utilize, you can always give me a call for assistance.  I’m happy to provide relevant sales data, so that you can ultimately reduce your tax burden. My team and I are here to serve your housing needs in any way that we can, so please don’t hesitate to reach out to us!

Posted by Jon at 9:43 am on June 25, 2015 : 0 comments

Labels : Home Ownership, Taxes, The Market

6/19 2015

Live Right On The Atlanta BeltLine

799 Marcus Street (1 of 34)

Our new listing at 799 Marcus Street isn’t technically right on the Atlanta BeltLine.  It’s .25 miles from the Atlanta BeltLine.  And so long as we’re throwing out distances, it’s half a mile from Krog Street Market and a quarter of a mile from Cabbagetown Park.  So for those in the “location, location, location” camp- which should be everybody- this one qualifies as a home run.

Location aside, this is one good looking house.  It’s an updated three bedroom, two bathroom bungalow.  Special features include a sweet front porch, extra large back porch, ceilings so high that Gheorghe Muresan will feel comfortable and a super-large kitchen.  At $325,000, this one isn’t going to last long.

To schedule an appointment to take a look, give us a holler!

Posted by Jon at 9:02 am on June 19, 2015 : 0 comments

Labels : Atlanta BeltLine, Cabbagetown, Reynoldstown

6/18 2015

Super In Sandy Springs

Our new listing at 60 Battle Ridge Drive brings it.

Of course, that statement begs the question: What does “bringing it” even mean?  We know it when we see it folks, and in this case this is what we see:

  • Centrally located Sandy Springs location
  • Quiet, cul-de-sac street
  • All four bedrooms on the same level
  • Fantastic, magazine-worthy back yard
  • Finished basement
  • 4 bedrooms, 3 full bathrooms, 2 half bathrooms

A few pictures below. Schedule a showing with us to see this beauty in person.



Posted by Jon at 9:54 am on June 18, 2015 : 0 comments

Labels : Home Selling, Sandy Springs

5/18 2015

Chip Ivie Joins The Team As Our Buyer Specialist

chip ivie realtorI am thrilled to announce that Chip Ivie has recently joined our team as our Buyer Specialist.

Before I tell you more about Chip, a little background:  I have been searching for a Buyer Specialist for nearly two years.  Somewhere along the way, a friend asked me who I was looking for.  Specifically, he wanted to know what traits, background and skills I was looking for and why it was so challenging for me to find said individual.  My answer was simple: I was looking for someone who had the market knowledge, real estate experience and, most importantly, the integrity for me to be able to recommend them without hesitation to my own family members.  Five minutes in to my initial meeting with Chip, I knew I had found my match.

Chip’s reputation preceded him prior to our initial cup of coffee.  He’s a Past President of the Dekalb Board of Realtors and was the founding Team Leader at Keller Williams Metro Atlanta, where he was responsible for growing the office from zero agents to over a hundred.  He’s widely respected within our industry, a consummate professional  that’s all about client service.  He’s been a licensed real estate agent since 1994 and an Associate Broker.  This is someone who eats, sleeps and breathes real estate… but with the people skills of someone whom you just want to drink a glass of wine or a mug of coffee with.  He is, simply put, good people.

I could not be more excited about my partnership with Chip, and what he will bring to our team.  He’s negotiated hundreds of contracts for happy homeowners throughout the metro area, and will be an invaluable resource to our Buyer clients.

Posted by Jon at 10:26 am on May 18, 2015 : 0 comments

Labels : Home Buying

5/18 2015

Toco Hill Market Update

If you’re thinking about selling a house in Toco Hill in 2015, the chart below should make you happy.


We’ve taken a close look at FMLS data, and the trends pretty apparent.  A few points of interest:

1.  Prices are going in one direction, with no end in sight.  Average sales price has gone up significantly since 2011, and the climb over the last three years in particular has been steady.

2. Sellers get close to their list price.  It’s just a fact.  List Price to Sales Price ratio has been hovering around 98% for a few years now.  You can look for deals in the neighborhood, but it’s not a playground for low ball offers.

3. Days on market are shrinking.  From 94 days on market in 2011 down to 43 thus far in 2015.  You can sleep on it, but you may not get to sleep in it.

4.  Are Presidential elections bad for real estate?  Across the majority of Atlanta neighborhoods, 2012 is an outlier.  Even as the market started to gain its footing, prices dropped and then exploded in 2013.  I’ve always thought that prices take a beating in part due to Presidential election cycles, as the American public is constantly bombarded with negative messages.  “Our economy is broken!”, “Our country is broke!” and “America is running out of time to reverse course!” isn’t really consistent with “Buy a house!”

5.  The market for homes priced under $250,000 has vanished.  Not only is it gone, but what inventory is left is being gobbled up by investors and house flippers.

6.  The market for homes priced over $500,000 is climbing steadily.  Not surprising, as rates have stayed low and buying confidence has risen.

The Relevant Linkage

Browse All Homes Currently For Sale In Toco Hill

Talk To An Intown Real Estate Expert About Buying and Selling Your Home

Source: FMLS; All single family homes sold within the Toco Hill Eruv

Posted by Jon at 9:33 am on May 18, 2015 : 0 comments

Labels : The Market

3/25 2015

Real Estate and Capital Gains Tax: What You Need To Know

There's nothing quite like reading a blog post about capital gains tax!

There’s nothing quite like reading a blog post about capital gains tax!

I recently had a seller ask me if they’d have any capital gains tax implications due to quicker than anticipated move.  The seller is jetting for greener pastures, and while there’s some potential profit in the home sale, the prospect of handing a handful over to Uncle Sam is less than ideal.  What to do, what to do.

For the uninitiated, when you sell your home you are able to exclude up to $250,000 ($500,000 for couples) of your capital gain from taxes.  In order to take advantage of this, however, a seller needs to have occupied their home as their primary residence for two of the last five years.  In researching the matter for my client, I realized that the answer- for sellers who’ve occupied for less than two years- isn’t so cut and dried.  From an excellent article on

Even if you haven’t lived in your home a total of two years out of the last five, you’re still eligible for a partial exclusion of capital gains if you sold because of a change in your employment, or because your doctor recommended the move for your health, of if you’re selling it during a divorce or due to other unforeseen circumstances such as a death in the family or multiple births. (“I changed my mind about living here” won’t cut it.) In such a case, you’d get a portion of the exclusion, based on the portion of the two-year period you lived there. To calculate it, take the number of months you lived there before the sale and divide it by 24.

In the case of this particular seller, this was a pretty relevant piece of information.  If you have any general question as to how your gain might be impacted by this tax, you should read the article in its entirety.  It’s really interesting, especially considering (and despite the fact) that it’s about taxes.

Image Credit: Copyright Chuck Holton Via Creative Commons License

Posted by Jon at 3:03 pm on March 25, 2015 : 0 comments

Labels : Taxes