I think we're seeing a slow climb out of the hole - in select Atlanta markets anyway and Alpharetta is one of them. Let me be clear about what I mean; well presented and well priced homes are selling and not at ridiculously low prices. In fact, using my appraisal resources demonstrates that many areas and price points in the highly desirable Alpharetta school districts are in the black. We're seeing high sale to list ratios and under 120 days on market times. Of course there's a presence of distressed homes but buyers are FINALLY getting wise - those are often not worth the effort! Very few deals are had after negotiating price, completing repairs (including unexpected ones) and getting things back on track. And often those homes are in the less desirable areas anyway. I have several buyers sitting on desirable North Atlanta areas including Alpharetta and when a quality home is listed it attracts attention - and that's how it should be. Values in metro Atlanta are driven by schools, area appeal, convenience to amenities and overall area reputation; Alpharetta excels at every one of these.
My Alpharetta homebuyers are expected to define success, they need to know when to pull the trigger on a deal because the good homes go fast and attract other serious buyers, and we don't like to lose. We're seeing great picks on corporate owned homes, much better and easier than dealing with short sale nonsense and foreclosures that can end in disappointment. My buyers are beginning to see the nonsense that the vast majority of Alpharetta foreclosures put you through, many start with high hopes and quickly move on to "regular" homes. My buyers go in "Eyes Wide", see things through an appraiser's eye and fully understand the market trends; we believe in total transparency with all data.
Homes are selling in Alpharetta, the ones that have the "big 3" perfectly aligned: PRICE - EXPOSURE - APPEAL. It's a beauty pageant for homes right now and you must be realistically and competitively priced, if not your home will die on the desk top. The homes properly presented are selling - I promise you that. Buyers have to find your home; it better be everywhere. Oh - forget thinking that marketing to agents alone will sell it - piles of agents are bailing every month, many suspending activity as they find "real" jobs. This means that you better have your home heavily marketed to unrepresented buyers doing their own thing. Unless your home looks like a jewel, expect Alpharetta buyers to pay it little more than lip service. Buyers today are not in the mood for sweat equity, fixer uppers or pulling wallpaper and replacing carpet. Get your home in a condition that you would expect if you were the buyer.
You can read extensive info on the local Alpharetta, GA real estate market, my observations on trends and forecasts, and much much more at WWW.HANKMILLERTEAM.COM, make use of the tremendous number of market data sources we have available to you for FREE! Alpharetta, GA real estate is what my team and I do full time, all of the time. We educate our clients; we sleep at night knowing that you do as well. Appraising and selling since 1989 has given me the opportunity to help sellers through cycles like this and the myriad of issues and challenges you will face. As for buyers, now is the time to exploit the advantage you have in the Alpharetta, GA real estate market. Whether buying or selling, we'll ensure that you get the best opportunity. Please visit our site, email, or call - I look forward to helping you - WWW.HANKMILLERTEAM.COM
ZIP Codes: 30004, 30022, 30005 Approximate Location Boundaries: North Fulton County/South Forsyth area
Location Characteristics: Alpharetta, Georgia is located north of the City of Atlanta. Neighboring communities include Roswell, Johns Creek, Canton, Cumming, South Forsyth, and Gwinnett County. This area of North Atlanta is considered one of the more desirable areas in metro Atlanta. Alpharetta offers an abundance of shopping, great schools, and numerous recreational opportunities. Like many parts of metro Atlanta, Alpharetta continues to grow adding both new residential development as well as retail and office space. It's easy to see why residents of Alpharetta love living here!
Of course there are many many variables and data from adjoining areas will be mixed in, but to give you an idea of current value trends in the broad Alpharetta market:
About HANK MILLER - Broker & Cert Appraiser:
In the real estate business since 1989, Hank has been a steady top Prudential agent. His site www.hankmillerteam.com has been cited by several media sources as a "must have" source of original and topical content about the Atlanta real estate market. His background includes: •Georgia associate broker •Georgia certified appraiser,Fannie/Freddie/HUD approved •Accredited Buyer’s Representative (ABR) •Member Appraisal Institute (SRA) •Relocation certified (CRC) •New construction and development expertise •Fraud and foreclosure expertise •Expert witness in select cases •Consistent multi million dollar performer •Published author of several industry articles •Officer - US Army Corps of Engineers
Hank is known for his candid and pragmatic approach to real estate. He serves both buyers and sellers – call or email today to see how he can help you! Visit him on the web – www.hankmillerteam.com
These reports reflect the views and opinions of their authors and are not necessarily the views and opinions of Realty Times.
