Bob Strader on January 31st, 2012

17.5%

The percentage increase of homes sold in 2011 vs. 2010 in Forsyth County Ga. 2217 single family homes were sold in Forsyth County in 2010, that number for 2011 was 2606.

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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Technology in Forsyth County SchoolsEarlier this month the AJC reported that some lawmakers are pushing to change an outdated law banning things like pagers in schools to allow students to bring their own devices to school as part of the educational arsenal. We are talking about North Atlanta so why wouldn’t most kids have iPads, iPhones, ultra-thin notebooks, etc. Forsyth County has already asked for and received waivers to allow students there to B.Y.O.T. bring your own technology.

Late To The Game Or Playing With Fire?

Good questions that arise out of this are; do students really need to bring these devices? Will it help assist or augment the curriculum or is it simply an opportunity for them to more easily post to facebook and watch youtube videos? Will students that don’t have access at home to these devices find themselves at a disadvantage?

Schools already have spent 10’s of thousands of dollars on media centers or computer centers and interactive whiteboards. There are those that think technology can become a crutch for student’s, stifling learning. These same fears were around when calculators were first introduced into classrooms.

On the other hand, most kids currently have or already use the technology at home. If high school students aren’t already familiar with most business applications (word, excell, powerpoint) as well as specialized programs (photoshop, iMovie, etc.) they’ll need to become familiar with it soon after high school. Also, investing in the network and not the devices alleviates the need for schools to buy or update technology.

Cambridge High School

At a recent discussion with the principal of the new Cambridge High School in Milton Dr. Spurka is promoting a B.Y.O.T policy. His goal will be to have the network and platform at the school to accommodate the student’s technology. He envisions a different kind of media center, modeled somewhat after Lambert High School with technology tables that allow several students to share space, connect to large monitors and have group learning / studying opportunities.

My Thoughts

To me it makes perfect sense. This should already have been implemented years ago, but we know school systems tend to move slowly and costs are always an issue. Anything we can do to to engage student’s and push access to information and study materials is a benefit. Creating an environment in school that is collaborative rather than individuals sitting in rows behind their own school computer has benefits that far outweigh the negatives. For those that think having the technology present will cause more distractions I say look at 98% of students that not only have smartphones but can text with their hands behind their backs. Teachers have learned and will continue to learn how to manage technology, but the benefits of technology far outweigh the concerns.

Your thoughts?

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Bob Strader on January 18th, 2012

I was curious how foreclosures sales have compared to ordinary re-sales over the past year in Forsyth County. I’m not sure what possessed me to pull these other numbers, most of which are only interesting but not actionable, but here they are.

There were 2600 homes sold in Forsyth County in 2011. Throw into the mix Short Sales, Estate Owned homes, Corporate Owners, Agent Owners and so on. The only groups I didn’t look at were a few investor owned homes and new construction. Here’s what they look like:

Home Sales in Forsyth County

So, There isn’t anything terribly surprising here but there are a few things I noticed:

1. Re-sale homes get a higher sales-price-to-list-price ratio than any other type of sale except Active Adult homes.
2. Short Sales and Foreclosures have nearly the same SP/LP ratio but foreclosures sell 54% faster (no surprise there).
3. Foreclosures sell for a higher SP/LP ratio than Agent Owned homes, just interesting.
4. Nothing sells faster than homes where owners were transferred, and they get almost 91% of asking price!

So, the biggest take-away I hope people find is that distressed sales (foreclosures and short sales) sell only for a modest discount over other property types. If you think you’re going to get a foreclosure for 70% of asking price - you’re not getting that foreclosure.

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Bob Strader on December 16th, 2011

It’s Listember! You know, that month when everyone puts out a list of stuff. Not to be left out, we’re doing the same.

Looking back at the end of the year, it’s always fun to see what the most expensive homes sold were for a particular area. Of course, homes on Lake Lanier are an obvious pick as a location for high priced listings; there are two in this group. Another two are located in St. Marlo Golf and Country Club. The last, well…you’ve all heard of this home: Le Reve. An over-the-top 72 acre estate that was built for $50 Million. Originally listed for $45 Million as a foreclosure, the bank dropped the price to $28 Million in January of 2010 eventually getting down to $16.25 Million when it was put under contract in June of 2011.

2015 Trammel Road, Cumming Ga - Sold For: $9,500,000Luxury Forsyth County Real Estate

What they got:7 bedrooms, 9 ful baths and 11 half baths. I don’t care how many daughters you have, there will always be a bathroom available in this home! I wrote about this property before, you can read about it here.

8165 Royal Troon Drive, Duluth Ga - Sold For: $2,250,000
Luxury Forsyth County Real Estate

What they got: 7 bedrooms, 8 full bath and 2 half baths and 13,832 square feet.

9005 St. Marlo Fairway Dr., Duluth Ga - Sold For: $1,425,000
Luxury Forsyth County Real Estate

What they got:Brick, 6 bedrooms, 6.5 baths, finished terace level and nearly 10,000 sq. ft.

7520 Colony Drive, Cumming Ga - Sold For: $1,400,000
Luxury Forsyth County Real Estate

What they got: Brick, 5 bedrooms, 6.5 baths, beautiful pool and a fabulous panoramic view of Lake Lanier.

3810 Duck Cove Way, Cumming Ga - Sold For: $1,300,000
Luxury Forsyth County Real Estate

What they got: Brick, 5 bedrooms, 5.5 baths stunning stacked-stone ranch on deep Lake Lanier water with your own putting green, tennis courts and pool.

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Bob Strader on December 6th, 2011

But It Isn’t All Bad News

Comparing homes sold in Forsyth County for November Year-Over-Year (YoY) shows that home sales prices are still suffering downward pressure, but other areas show a marked improvement.

November Home Sales in Forsyth County

Unit sales, for residential detached homes, is up over 25% from November of last year, but the average sales price is down slightly, just over 2.3%. Median sales price also, down 2.2%. A more positive data point is average days on market, which is improved over 6% from November of last year. These numbers, while not all good, are far better than the June YoY figures I reported for Forsyth County Home Sales.

What is really interesting is that homes without a price reduction (meaning they were price correctly from day 1) sold almost 4 times faster and for 8% more on average than homes that were listed too high and required one or more price reductions. If that isn’t a compelling reason to price appropriately, I don’t know what is.

Bottom Line

More homes are selling but still at slightly depressed prices (for the county as a whole). There are some zip codes that are seeing modest price increases. And it’s critical to price your home accurately from day one.

Note sure about your situation? Email us and we’ll help you decide if now is the right time to list your home.

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Bob Strader on November 30th, 2011

32%

The percentage of November home sales in Forsyth County that are distressed sales (foreclosures and short sales). With lags coming in over the next week, this number will probably increase another 2-4%.

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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Bob Strader on November 22nd, 2011

Forsyth County Real Estate

Thanksgiving is the week we all reflect on what we are thankful for, so I’m sharing 3 reasons why anyone searching for real estate in Forsyth County can be thankful.

You see, even though inventory is down considerably from this time last year and sales are up (by 25%), it’s not all pumpkin pie and whipped cream.

No. 1 - Average Sales Price

The average sales price in Forsyth County for October 2011 is $236,093, down 12% from October 2010’s $268,038

No. 2 - Median Sales Price

Down 16.5% from $246,625 in October 2010 to $206,000 in October 2011.

No. 3 - Distressed Sales

There were 37 distressed sales (short sales, bank owned, government owned) in October 2010. That number for October 2011 is 61, an increase of 65%.

Is there any good news for Sellers?

In some areas. Average sales price to original list price is 91.5%, up 3% over last year. In some price ranges, inventory is lower than it’s been in many, many years. For instance, right now there is only 4.5 months of inventory for homes under $200,000. So, there are pockets of good news for some home sellers.

But we just put a buyer under contract in a 4100 sq. ft., 4-side brick home with a 3-car garage and unfinished basement for $380,000. With deals like that around I think buyers have much more to be thankful for.

Let us know if you need help finding your sweet deal and here’s hoping you all get the big side of the wishbone this year. Happy Thanksgiving.

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Bob Strader on November 21st, 2011

Last week the Forsyth County Board of Education approved the final district lines for the 2012-13 school year. As you can imagine, it’s difficult to satisfy every family and community with changes as large as these.

You can view the maps for the Forsyth County High School Lines, Forsyth County Middle School Lines and Forsyth County Elementary School Lines here. Below is a comprehensive list of Subdivisions with the schools they are moving from and to:

TO:

FROM:

Subdivision Name

ELEMENTARY

Chestatee

Coal Mountain

Colonial Club Estates

H.J. Bennett

Cumming

Sawnee

Highlands at Sawnee Mountain

Cumming

Coal Mountain

Bailey & Pirkle

Coal Mountain Estates

County Home

Hammond & Bailey

Maple Springs

Nichols Creek

Cumming

Chattahoochee

Antioch Woods

Ivy Bluff

Jewell Davis

Lanier Heights

R.P. Otwell

South Shore

Kelly Mill

Cumming

Ashebrooke

Barrett Downs

Great Oaks

Green Valley

Greenwood Acres (partial)

Greenwood Estates

Greystone Forest

Holbrook Acres

Holbrook Manor

Oakwood Estates

Olde Field Chase

Ridge Mill Acres

Rivendell

Sienna

Stablegate Farms

Thorngate

Union Station

Kelly Mill

Sawnee

Calvin Thompson

Canterbury Farms

Carriage Park

Carriage Post

Fieldstone Court

Fieldstone Enclave

Fieldstone Glen

Fieldstone Park

Harris Creek

Meadow Crest

Preserve at Fieldstone

Ryans Bluff

Kelly Mill

Vickery Creek E.S.

Brighton View

Telfair

The Park at Kelly Mill

Westbrook

Sawnee

Coal Mountain

Arbor Meadows

Fox Chase

Madison Springs

TO:

FROM:

Subdivision Name

MIDDLE SCHOOL

Liberty M.S.

Vickery Creek M.S.

Aaronmoor

Bethwicke

Briar Meadows

Brookside

Brookvalley Farms

Carters Creek

Castille

Concord Farms

David Jenkins

Derby Downs

Evans Farm

Hamptons Grant

Huntington

Hyde Park

Indian Meadows

Legacy at Prathers Farm

Madison

Marseille

Notting Hill

Old Towne Bethelview

Post Gate

Powell Lake Farms

Rosewood Lake

Seasons Preserve at Hyde Park

St. Andrews Crest

Summer Walk

Sweet Briar

Tallantworth

The Enclave at Waterford

Villages at Concord Farms

Waterford


TO:

FROM:

Subdivision Name

MIDDLE SCHOOL

Little Mill M.S.

Otwell M.S.

Bald Ridge on Lanier

Bansley on Lanier

Bay Colony

Beaver Cove

Beaver Ruin Beaches

Bryan Estates

Casaroga on Lanier

Cleburn Henderson

Columns at Pilgrim Mill

Crescent Pointe

Darryl Downs

Deerwood Estates

Et Cetera

Guy Tate

Henderson

Hillside

Hill Top at Young Deer

Holly Hills

J.G. Holtzclaw

J.P Fowler

James F. Merritt

Lakeridge

Linger Longer Estates

Martin & Daniel

Mincey Woods

Pilgrim Bay

Pilgrim Mill Landing

Pilgrim Mill Point

Pilgrim Mill Station

R.H. Newbury

Shady Shores

Sinclair Shores

Sundown

T.W. Henderson

Village at Bald Ridge

Williams Shores


TO:

FROM:

Subdivision Name

MIDDLE SCHOOL

Otwell Middle

Liberty M.S.

Chadwicks Crossing

Chamblee Estates

Dyer Farms

Friendship Estates

Highlands at Sawnee Mountain

Hunters Chase

Lake Astoria

Mountain Valley Estates

Phoenix Heights

Sawnee Plantation

Sawnee View Farms

Sherwood Forest

Surrey Hills

Westward

Westward II

Otwell Middle

North Forsyth M.S.

Arbor Meadows

Bailey & Pirkle

Coal Mountain Estates

County Home

Fox Chase

Hammond & Bailey
Madison Springs

Maple Springs

Nichols Creek

Otwell Middle

Vickery Creek M.S.

Barrett Downs

Olde Field Chase

Stablegate Farms

Union Station


TO:

FROM:

Subdivision Name

HIGH SCHOOLS

Forsyth Central H.S.

North Forsyth H.S.

Adams Landing

Arbor Meadows

Austin Harbor

Autumn Cove

Bailey & Pirkle

Biscayne on Lanier

Breeze Bay

Breeze Bay Colony

Breeze Bay on Lanier

Bridgeport at Young Deer

Chattahoochee North

Chattahoochee Oaks

Chickory Creek

Coal Mountain Estates

Collins Point

Columns at Pilgrim Mill

Country Springs

County Home

D.W. Lungsford

Deer Creek Place

Deer Creek Shores

Deer Orchard

Driskell Shores

Fox Chase

Gentry Meadows

Gordon Cahoon

Green Acres Estates

Hamilton Court

Hammond & Bailey

High Gables

Holland Cove

Indian Knoll

Kings Point

Lakeside Manor Estates

Lanier Village

Lighthouse Harbour

M.C. Davis

Madison Springs

Maple Springs

Mountain View

Mountain View Estates East

Natures Peace

Nichols Creek

Oak Ridge

Oak Shadows

Offshore at Lanier

Paul Spicer

Pinnacle Pointe

Quail Ridge North

Robbs Crossing

Robbs Farm

Robert F. Mullins

Rotham Estates

Shadewater Estates

Southlake Estates

Stone Creek

Troy E. Collins

Turner Cove

Walker Cove

Walnut Hill Estates

Whispering Pine

Young Deer Harbour

Forsyth Central H.S.

West Forsyth H.S.

Barrett Downs

Olde Field Chase

Stablegate Farms

Union Station

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Bob Strader on November 18th, 2011

English Cottage on Lake Lanier

Better than a foreclosure, this distressed lake home is part of a bankruptcy sale. That means no lengthy wait on counter offers.

Built in 1971 but had a renovation some years back. The home has great curb appeal but needs some work. For the buyer with vision and desire, it’s a no-brainer. 4 bedrooms, 3.5 baths and a finished basement. Comes with a single-slip dock but a permit for a double-slip.

But wait, there’s more: a double lot. It will need to be confirmed that the other lot is buildable, but a great opportunity either way.

Want to take a look? Let us know!

Not what you’re looking for? Search For Lake Lanier Homes Here.

Bob Strader on October 31st, 2011

-26%

The percentage drop in inventory of single family homes since last year for Forsyth County.

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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