It is not physically possible to have more fun with the words “clip art” and “property tax appeal”.

I just received my 2012 Annual Notice Of Assessment from Fulton County.   Somewhere in between yet another Crate & Barrel catalog (please, for the love of G-d, stop sending me catalogs!) and my over bloated water bill was the thin, seemingly insignificant envelope.  It almost got tossed with the daily direct mailer pimping out the Chase Sapphire card.  Almost.

I liken this annual mailing to the check-up reminder postcard that my dentist sends me.  They’re both easily overlooked, yet essential annual milestones.  They both have the potential to be expensive… especially if they’re ignored.  While the dental visit comes with possible upside (Free Toothbrush!  Highlights Magazine!  Nitrous Oxide!), there is no such upside with the tax assessment notice.  Where there is upside- if you’re paying attention- is in the appeal of the tax assessment.

Many home owners don’t realize that they have the right to appeal their tax assessment.  What this means is that you can actually file a formal appeal with the County, and present your case as to why your property taxes are disproportionately high.  The process can take some time- the County is still hearing appeals from the 2011 cycle- but for many who have gone through the process, the end result can mean shaving a significant sum off of the annual bill.

Should you appeal your taxes?  If you respond affirmatively to any of the points below, you might want to consider:

1.  The assessment has valued your home higher this year than it did last year, despite your understanding that home values have gone down in your area over the last twelve months.

2.  The assessed value of your home is signficantly higher than you believe your home would sell for in the open market.

3.  You’re philisophicaly aligned with any opportunity to reduce the amount of your money that you’re required to share with the government.

What’s most important is that you make your decision asap.  You have only 45 days to appeal your 2012 assessment.  That’s it.  There are no do-overs, nor are there are any extensions.

If you’d like to discuss the appeal process, feel free to give me a call or shoot me an email.  I can give you my professional advice from a real estate perspective, as well as share my personal experiences as someone who has gone through the appeal process in the past.  While I can promise you that the appeal process is nothing like visiting the dentist (no nitrous oxide, free toothbrush or Highlights Magazine), there is the possibility of saving significant money in future property tax owed.

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Q. A potential home buyer is thinking about buying in Kirkwood.  Sell them on the neighborhood…

A. Kirkwood captures the true sense of the word “community.”  There is a strong neighborhood association, as well as neighbors who come together from all walks of life and demographics to help one another in times of need. Whether it be a house fire, surgery, funeral or candlelight vigil to help a family heal, the residents band together. Of course, we enjoy the good times as well, like the traditional Sunday Coffee gatherings, Spring Fling, blessing of the animals or volunteering at Teen Club.

Our business owners are always the first to step up for donating to our school or a neighbor’s Walk for the Cure.  It’s like living in an episode of “Cheers” where they always know your name.  Where else do neighbors who have the personal cell phone numbers of their city councilperson, police detective turned close friend and UPS driver ban together to save a school, collect clothes and goods for a family whose home has been damaged by fire, and insist on picking you up from the emergency room even if they aren’t your closest buddy? Where else can you go to a cute little bistro, stop by and chat with the firemen, grab a smoothie, head to the park for Screen on the Green, and help prune the trees and mulch the park just because you want to?

Q. Hidden Atlanta gem?  

A. The old Pullman Train Yards. They are closed to the public, but the buildings provide a peak into the history of our neighborhood.

Q. You’re given an unlimited budget to produce next year’s Spring Fling.  Plans?   

A.  We’d offer all of the food and beverages for free, so that it could be a true celebration of the neighborhood.  Right now, it’s our community’s largest fundraiser and there is pressure to sell a lot of beer and booths to cover our costs.

Q. Favorite neighborhoods, other than Kirkwood, of course? 

A.  I love all the surrounding neighborhoods we are sandwiched between: East Atlanta, East Lake, Edgewood and Candler Park.

Q.  What is the Kirkwood Spring Fling and Tour of Homes, and why is it a must-attend event?

A.  The Kirkwood Spring Fling offers the diversity of a big Festival with the warmth and ease of a neighborhood party. Folks can browse the open air Artist Market, with more than 90 booths, in the shade of giant trees, enjoy the music of live bands and singers on the Mainstage, and play with their children in our creative Kids Area, which includes a playground, Moonbounce, storytelling and crafts.

Kirkwood also has a diverse collection of building styles from classic Victorian cottages to craftsman bungalows to modern lofts and everything in between. Some of our best homes will be showcased on the Tour of Homes.

Admission to the Festival is free. It is held in Bessie Branham Park and the surrounding areas. Tickets for the Tour can be purchased in the park at the Festival or in advance at several local businesses. All proceeds go to benefit the Kirkwood Neighbors’ Organization, a local 501c3 non-profit group dedicated to community improvement.   

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The Gentlemen's Dressing and Bathroom, Fit For A Baller.

Knollwood's Kitchen. Not Too shabby.

Ticket proceeds from the Show House support the Atlanta Symphony Orchestra and its education and community engagement programs, which help nurture the talent of emerging young musicians and bring music into the lives of the people of our community.

Enjoy a beautiful home and support critically imporant music education programs at the same time. Purchase your tickets to the 2012 Decators Show House & Gardens.

Photo Credit: Jeff Roffman

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It was not something that I was initially enthusiastic about.

I’m not sure why I had avoided it for so long. Perhaps I felt uncomfortable asking, or maybe I just didn’t think it was that important. Regardless of what was holding me back, I decided to just make the plunge. We’re all becoming increasingly reliant on peer review web sites, and I realized that it was about time that I stepped up and asked those who I do business with every day to tell the entire world what they thought of me.

So far, so good- I’ve posted all of the reviews on my Client Testimonial page. I receieved the review below yesterday. One unintended benefit of reviews like this is that it reminds me of why I do what I do in the first place, and why I enjoy what I do so much:

My husband and I have purchased property in New York City, upstate NY, Los Angeles, coastal Maine…and In-Town Atlanta with Jon Effron in 2011. He is hands down our favorite and most impressive real estate agent to date.

With his help we were able to purchase a short-sale home in Lake Claire. This was a complicated deal that took nearly five months to complete. There were numerous entities to be negotiated with…including the original owners, the bank holding the mortgage and their foreclosure team, multiple attorneys and other agents, etc.
It was a nail-biter of a deal, and honesty we didn’t think it would go through. If it weren’t for Jon it might not have.
He stayed invested and informed during every stage of the process, was uniformly liked and listened to by all parties involved…and despite the fact that it was a shaky deal from start to finish he maintained a positive attitude that made things go smoothly and in our favor. And when we were considering other houses to purchase instead…he advised us to stick to going after the house of our dreams, despite how difficult it was.
And we got it.
We give him the highest recommendation possible.

Whether you list with him, or shop for your next house with him…you’ll most likely get what you want…

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I’ve been involved in several multiple-offer situations this year, as have a number of my colleagues.  It’s not uncommon right now.  A quality house in a quality neighborhood – priced to sell – is going to garner immediate interest.  It’s just the way it is.  Unless you’re viewing the market through the prism that Case-Shiller puts out every month.

Just last week, Case-Shiller reported that Atlanta was at a 16 year low.  Case-Shiller is designed for people that view Atlanta as a single real estate market, evidenced by the fact that it’s based on a 28 county analysis.  It’s really odd, when you think about it.  It’s like telling Ritz-Carlton that they function within the same hospitality market as Comfort Suites, or explaining to Mario Batali that the $30 plate of fennel pollen dusted sweetbreads that he’s plating up at Babbo are in the same dining “market” as an extra value meal at McDonald’s.

Of course, they are.  But they’re really not.

If you offered me one million dollars to name 18 metro Atlanta counties, I probably couldn’t do it.  28 metro Atlanta counties?  Not a chance.  Why we still accord any value on a housing index based on a 28 county area masquerading as “Atlanta”, I’m still not sure.

All of that being said, I was thrilled to recently read an article in the Wall Street Journal about the return of the bidding war.  You should really check it out, it’s a far more accurate depiction of the Atlanta market that I’ve been getting to know these past few months.

A little taste:

Competitive bidding in the current environment isn’t producing huge price increases or leaving sellers with hefty profits, as occurred during the housing boom. Still, the bidding wars caused by tight inventory provide the latest evidence that housing demand is starting to pick up after a six-year-long slump.

The Relevant Linkage

Maybe it’s time to start thinking about selling your home.  Find out how much it’s worth. 

Check out one of the counties that Case Shiller is referring to as “Atlanta”

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If you can’t make Inman Park Festival, or just don’t want to deal with the crowds, The Peace, Love and Bugs Earth Day Festival and Volkswagen Show looks pretty awesome.  I’m usually not one for “classic car shows”, but I’ve always had a thing for classic VW vans, so I might just check it out.

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So here’s the deal- I’m going to profile  three Wisconsin Badgers, all of whom could potentially be drafted by the hometown Atlanta Falcons.  Below is a snapshot of who they are, why the Falcons should draft them, and my unsolicited Atlanta real estate advice for them.

 Russell Wilson

Who is he?    He’s the Quarterback, the field general, the All-Big Ten Quarterback who led the Badgers to their second straight Rose Bowl in 2012.  Magentic personality, cannon arm and superior football intelligence.

Why should the Falcons draft him?  There’s no doubt that Matt Ryan is the franchise, but he needs a backup.  With all due respect to current backup Chris Redman, he’s nearing the end of his career.  He’s been in the league since the days when Bill Clinton was President, Gladiator was a box office champ, Napster was the free music hub du jour.   The Falcons are a twisted ankle away from Chris Redman putting down the clipboard and running the franchise.  It might be time for a new alternative.

Where should he live?  Buckhead.  More specifically, the Ritz-Carlton Residences.  Word on the street is that Matt Ryan purchased a place there last year, so it’s the perfect spot for Russell.  He can enjoy the full service amenities that the Ritz-Carlton has to offer, while also learning from a pro’s pro what it means to be a quarterback in the NFL.

Peter Konz

Who is he?  At 6-5, 315 lbs., Peter Konz is- even by NFL standards- a very, very big man.  Konz is a center, the anchor of the offensive line.

Why should the Falcons draft him?  The Falcons are in desperate need of more offensive line depth, and their current center, Todd McLure, is about at old as… Chris Redman.

Where should he live?  Country Club of the South.  The Falcons’ training center is in Flowery Branch, and the ‘Birds obviously play down at the Georgia Dome.  Country Club of the South is, geographically speaking, a decent compromise.  That, and it offers a ton of great amenities that’ll help the rookie ease his way in to his post collegiate, baller lifestyle.

Phillip Welch

Who is he?  Phillip Welch is a kicker.  He kicks.  That’s all I know about him.  He’s a kicker, after all.  Am I supposed to know more than that?

Why should the Falcons draft him?  Welch is money.  Current Falcons’ kicker Matt Bryant has proved to be serviceable, but Welch could take the position to the next level.  While I wouldn’t reach too far for him, Welch would be a smart pick in the later later rounds.

Where should he live?  Cabbagetown is wonderfully eclectic, the perfect home for a young NFL kicker searching for an identity in the big city.  The kicker is typically the outcast, the nerves-of-steel outsider who spends much of an NFL game inside his own head.  Cabbagetown would provide the perfect respite for Welch, a hipster-laden enclave ready to embrace a rising star with a golden boot.

Photo Credits:  Chicago Tribune (Wilson), Business Insider (Konz), Scout.com (Welch)

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As far as the answer to my question: In five years, the Atlanta neighborhood that will see the largest median home price increase will be ________… the winner, with the most votes received, was… drum roll please… Grant Park!   Others receiving votes: Midtown, Druid Hills, Ormewood Park, Serenbe, Kirkwood, Candler Park, West End, Old Fourth Ward, Lake Claire.

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Year Of Boulevard from Some Good Co. on Vimeo.

Consider what you can do to be a part of the solution.   Atlanta City Councilmember Kwanza Hall and TEDxAtlanta have partnered to bring a Summer of Possibility to the kids of the Boulevard corridor.  Find out how you can be a part of the movement through summer-camp scholarships, internships and entrepreneurial mentoring.

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Yes.  And no.

I was just reading a recent blog post from my Broker, Christopher Bennett.  In addition to being ridiculously smart, Christopher is exceptionally talented at distilling complex concepts in to very clear, concise thoughts.  So when it comes to the two primary goals of most home sellers, Christopher really nailed it.  A quick excerpt, to give you a feel on putting marketing and pricing in perspective:

The only thing marketing does is make a buyer aware of a home, after that, the home must meet the buyer’s needs and the buyer must find value relative to his other choices in the same market.  Today’s buyers are more price savvy and price conscious than ever.  They tend to do a tremendous amount of research online before ever looking at a home, so by the time they get in a home they have a pretty good understanding of its value relative to other choices.  

85% of getting a home sold is pricing it correctly for its market.  The rest is about making the buyers and the local real estate agents aware of the home.  If you don’t get the first part right, the only thing good marketing will do is make more people aware that a home is over priced, which results in both buyers and agents ignoring the home even once the price is adjusted into the correct range thus reducing what a seller is likely net.

Read all the entire post- it’s a great read.   Of course, if you’re interested in chatting about the post further as part of a more in depth conversation regarding selling your home, just give me a holler.

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