khadley on October 15th, 2014

frontelevation_002lrLet’s be clear, this is not simply an old farm house on some land with a shed. This home is the original Roper homestead that was built in 1912. When the current owners purchased this property it was in dire need of love and attention. 20 years later, it has been lovingly restored and updated. From the cherry wood paneled fireplace in the living room to the original tongue and groove ceilings.

And as beautiful as the inside is, the property is gorgeous, all 1.75 acres of it. From the flowers and landscaping to the huge garden with both vegetables and cutting flowers. A potting shed with greenhouse and a barn/workshop any man would envy.

This home has just been listed on the market, offered at $499,900 and is available for private showings by contacting Bob Strader with The NORTH Group: 678-608-2200 or bob @ thenorthgroup.com

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From the deep and inviting front porch you enter the living room with custom cherry paneled fireplace, bookcases and exposed wood beams.

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The 3rd bedroom is to the left but is currently used as a family room. You’ll find the tongue and groove ceiling is exposed and the walls have a venetian plaster look.

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Following the hardwood floors down the hall you have the master suite with stone fireplace on the left…

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…and a beautifully restored hall bath with wainscoting and claw foot tub to the right.

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Continue into the eat-in kitchen which has the original wood walls and ceilings, wood beams on the ceiling, a custom island and custom cabinetry. All the details of a farmhouse kitchen with all the conveniences of a modern kitchen.

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The upstairs bedroom, currently an office, offers a beautiful view of the property and has a cute little bathroom tucked in the corner. Don’t miss the sink that came from the bathroom on a train!

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The mud room is so much more than a mud room. With a wood burning stove and room to sit around, it’s a place to relax with wine in the cold weather months!

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But out on the deck is where you’ll spend your time in the warm weather. There is a small water feature, built-in grill and cabinetry and large trees offering cool shade.

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When the current owners purchased the property, the original smokehouse was covered in brambles. Now it has undergone an amazing transformation into a potting shed with a greenhouse attached.

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If you’re picturing yourself sitting in the greenhouse with a glass of wine or tea with your friends, you’re not the first person to consider it - the owners love it!

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The garden is gorgeous and is awaiting your green thumb. The workshop offers any woodworker the perfect respite to whittle away the hours doing what you love.

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khadley on October 8th, 2014

This is a great opportunity for someone looking to buy and rent. Hard to find Ranch on a basement in North Forsyth for under $160,000. Here is what you get:

  • List Price: $159,900
  • 3 bedrooms / 2 full baths
  • Open floor plan
  • Large kitchen for a home of this size
  • Full basement, partially finished
  • Built in 1999
  • 1286 square feet
  • 0.97 acre lot
  • Low maintenance vinyl siding
  • Small community, no HOA
Contact Bob Strader to grab this opportunity info @ thenorthgroup.com

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khadley on October 5th, 2014

On the 5th of each month I post a “Chart Of The Month” on local or national real estate.

This chart shows the average sales price in Forsyth County over the past 12 months.

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khadley on October 1st, 2014

Following up on last weeks reports that home sales fell across the country in August and on the recent report that pending home sales fell 1% during that period as well; I thought an advanced look at September sales data for Forsyth County may prove interesting.

In August we saw a very slight (1%) increase in the number of homes sold in Forsyth County over last year. At the time of writting this article, there have been 206 closed sales for September. While I don’t track pending sales on an ongoing or historical basis, the current pending transactions scheduled to close in September is 155 which would leave the total number of homes sold at 361.

We know that not all of the homes under contract will close on time and the final number will be less than 361, but the number sold in September 2013 was only 281. It’s very likely that the number of sales will be far higher this September.

Through most of this year the number of homes sold has been down year-over-year so that trend appears to be reversing. It may be an end-of-summer / pre-fall push by buyers to be in a new home. New construction is aiding this increase as well with more incentives being offered by builders who haven’t seen the activity they may have wanted.

Finally, inventory levels are increasing, giving buyers more to choose from both in quanity and quality of homes. The additional inventory is putting some sellers in a position of less power. Circumstances like this require accurate home valuations with strong pricing and marketing strategies for home sellers - somethign we can certainly help with.

This is not likely to be a long term problem though. As the market and economy contiue to improve into next year we will see sufficient buyer demand to absorb the increasing inventory. In short, the market will be healthy.

khadley on September 30th, 2014

32.5%

The increase in the number of lake homes on lake Lanier, sold year to date in Forsyth County vs last year for the same period.

On the last day of each month I post a “Big Number” or interesting figure related to real estate in our area.

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khadley on September 16th, 2014

Today, September 16th, 2014 the Army Corp of Engineers will begin to accept dock permits, on a first come - first serve basis. But first, a little history.

Back in 2006, due to a sever drought and record low lake levels, the Army Corp of Engineers issued a moratorium on dock permits. That lasted 3 years and was ultimately lifted in 2009. Towards the end of 2009, with 174 additional dock permits available the Corp decided to enact a lottery style system to determine who would get any of the remaining available permits.

The problem though was that many people who requested permits weren’t actually allowed to have them, due to water level, room between neighboring docks or the amount of available shoreline for that particular property.

Find Lake Lanier Homes For Sale

Additionally, this was in the depth of the recession. There were some developer/owners granted permits that never built. Their intention was to build large community docks and if that didn’t occur by a specific date, those permits became available again. Some of those permits must have been renewed because now the number of dock permits available are far fewer.

Cut to today, the Corp began again to accept permit requests. The requests will only be accepted Tuesday thru Thursday and on a first-come-first-serve basis. One you submit your request you’ll have 90 days to provide the necessary documentation in order for your permit to be evaluated.

Now there are only 50 available permits. If you think you might qualify for a permit, it is in your interest to apply soon. If you’re not sure about your qualifications, you can get more information from the Corp of Engineers at 770-945-9531 ext 3262 or at their office in person: 1050 Buford Dam Rd, Buford GA.

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khadley on September 10th, 2014

2013 was the best year for home price appreciation since 2006 in our area and by all accounts was a welcomed shift in our housing market for sellers in north Atlanta. While we continued to see prices rise as we moved into this year, they rose at a much slower pace.

Demand in 2014 began to soften, in part because of the previous years rapid rise in prices and buyers perceptions of value. While prices have gone up, the number of homes sold has been down over the previous year. Another factor that reflects softening demand has been the drop in homes selling for more than asking price. While the number of homes selling over asking price has dropped 7.4% in North Fulton and Forsyth County, the drop is far higher in places like Cherokee and Gwinnett Counties, as reflected in the following chart.

Another factor that played into softening demand was the limited inventory in 2013 and the beginning of 2014. That, however, has begun to change. With a rise in home values and the growth of new home construction, inventory levels have jumped up; most notably in Gwinnett and Forsyth Counties.

Prices are up, which is great for sellers, but buyers have more to chose from now and are running into fewer multiple-offer situations as evidenced by the drop in above asking sales prices. Industry analysts are predicting a strong housing market this fall and for 2015, predicting an increase in the number of homes sold.

An increase in transactions would be a sign that buyer fatigue is waning and would give buyers a lift in confidence after last years surge in home prices. But it isn’t bad news for home sellers. Current inventory levels reflect a sellers market but as those levels rise, there could be shift back to a buyers market. I don’t see this as a big risk and, in the end, a balanced market with healthy inventory levels and healthy sales is ultimately good for both home buyers and home sellers.

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khadley on September 5th, 2014

On the 5th of each month I post a “Chart Of The Month” on local or national real estate.

This chart shows the average sales price annually in Forsyth County for Townhomes and Condos.

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khadley on September 2nd, 2014

Usually when you mention a ranch home to someone in our area you think old 1970’s brick ranch. There are a few of those out there. All over North Fulton and Forsyth County too. There are quite a few different styles of ranch homes in our area and they run through all the price ranges, from under $100k to over a million dollars.

But ranch homes are far outnumbered by larger, 2-story homes. In fact, ranch home sales make up a very small percentage of overall sales. At the time this article was written, there were only 86 ranch homes in North Fulton county actively listed for sale and some of those were over $1M because they are on large acre tracts. If you just look at homes on 2 acres or less then it’s fewer than 70 homes. With just under 350 ranch homes sold in the past 12 months that equates to 3 months of inventory. That’s what we would consider a tight market.

Out of all listing inventory in North Fulton, ranch homes make up about 5.5% of all available inventory. You can imagine that someone looking for a this type of home might have a hard time finding what they like.

In the 1970’s ranch homes made up 67% of all new home construction nationally. Now it’s about 45%. Ranch home construction is on the rise a bit with our aging boomer population and the increase of active adult communities, but ranch homes are still a limited commodity.

90% of home owners over 45 years of age say they want to age in their own home. And by 2020 45% of all homes will have someone 55 or older. It’s only natural that ranch homes will be even more in demand in the coming years.

So owners of ranch homes, take heart. And home flippers, maybe you want to make your next project one of those old brick ranches.

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khadley on August 31st, 2014

6%

The increase in the average sales price for single family homes sold in Forsyth County, comparing July of this year to July 2013.

On the last day of each month I post a “Big Number” or interesting figure related to real estate in our area.

Welcome to our blog, we’re glad you’re here. If you’re new to liveincumming.com, sign-up for our e-Newsletter to get our posts delivered to your inbox monthly.

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