Brian Vanderhoff's North Fulton Real Estate Blog: November 2008

In these difficult financial times, more and more sellers are finding they need to sell their homes for less than they owe on their mortgages, known as a "short sale ." This can be a good deal for you as a buyer, as long as you're aware of the extra time and work required to make it happen.

The Mortgage Lender's "Short Sale" Factors
The seller's mortgage lender will be considering many factors in deciding whether to approve a short sale, including:

Whether the seller is deserving of a break, due to financial hardship caused by unforeseen circumstances such as layoffs, divorce or illness
Whether it would be cheaper to simply repossess the house, make any necessary repairs and sell it through a real estate agent
How many other properties the mortgage lender currently has in default
Whether there are co-signors who can be held responsible for the balance owed on the mortgage
The Short Sale Process
Your chances of success with the seller's mortgage lender improve if your communication with them is organized and complete. Your first contact with the seller's mortgage lender's "loss mitigation department" is crucial in making a good impression. You'll want to send them what's called a "Release" or "Authorization to Release Information" already signed by the seller, which allows the mortgage lender to talk with you about the seller's mortgage.

In your first talk with the mortgage lender's loss mitigator, you'll want to find out:

Whether they think a short sale might be a possibility
What information they'll need to complete the process
Loss mitigators sometimes receive bonuses based on how many defaulted loans they can clear up, so they're more likely to pay attention to your sale if you can show them you're taking care of as many details and objections as possible.

It will be necessary to be specific about the seller's financial difficulties with what's called a "hardship letter." The mortgage lender may also require paystubs, copies of medical bills, checking account statements and other appropriate evidence from the seller. The seller's mortgage lender will look at the seller's credit reports to verify the seller's financial predicament. This will all take extra time.

Broker's Price Opinion
The mortgage lender will order what's called a "broker's price opinion," which gives the mortgage lender some idea of what the property is actually worth in the current market. A broker's price opinion will be based on:


the value of comparable properties in the same neighborhood
the general condition of the neighborhood
the condition of the specific property in relation to neighboring houses
If the person who is inspecting the property needs to look at the interior of the house, you'll want to be sure someone is there to let him or her in. You may also want to provide the inspector with copies of low comparable houses in the neighborhood, and high estimates on any needed repairs. The lower the broker's price opinion, the more likely the mortgage lender will approve a short sale.

Settlement Statement Scrutiny
The seller's mortgage lender will want to have an advance look at what's called the " Settlement Statement" or "Settlement/Disbursement Estimate." The mortgage lender will be carefully reviewing:

Commissions going to real estate brokers
Where your financing is coming from (Cash? A loan?)
Payments to cover outstanding liens and taxes
Approximate date of the closing
Any cash to the seller (a definite no-no)
Any other expenses which may raise a red flag
While buying a home on a short sale can be frustrating and time consuming, your hard work can pay off in a home that's worth considerably more than you paid for it.

Labels: buying a house in a short sale, Cherokee COunty, Cobb, Forsyth, Fulton, Georgia

If you are looking to do a Short Sale or are facing Foreclosure please give us a call and we can discuss your options. We work extensively in the Foreclosure/Short Sale/REO markets and can help you understand the process.

Basically, the definition of the short sale process is when the lender of a property allows the property to be sold for less than the amount due on the mortgage loan.

The obvious benefit to the short sale process is that it allows the seller to avoid the credit report damage associated with a foreclosure. A foreclosure can stay on your credit report for up to 10 years and can take an emotional and financial toll on you and your family.

But the pitfalls of the short sale process should be considered as well. The I.R.S. may consider any debt forgiveness as taxable income, thus resulting in a tax liability. In addition, lenders can often pursue a borrower for the deficiency balance (the difference between the amount owed and the amount paid).

In some cases you may be able to avoid taxation if you can prove you are insolvent. But if insolvency is unsuccessful, and you are faced with a tax liability resulting from the deficiency amount, it may make more financial sense for you to let the lender foreclose.

The Short Sale Process

The short sale process can vary, but it will generally work as follows:

1) The lender is contacted to discuss the possibility of a short sale and to determine the lender’s process for completing the sale.

2) The seller issues a letter authorizing the release of personal information about the loan and the property to the buyer or escrow agency.

3) The lender will review a settlement statement, which will indicate the proposed selling price, remaining loan balances and itemize all expenses, including real estate commissions and other fees and expenses associated with the closing.

4) The seller will complete a "hardship letter," which will detail and explain all financial difficulties. Lenders will usually want to validate the seller’s financial situation by looking at bank statements, investment accounts, along with examining paystubs and other financial records.

5) The lender will then look to the broker to provide a price opinion by examining the condition of the house and the market value of comparable properties.

6) The lender will then want to scrutinize the purchase agreement to determine if all amounts are reasonable and the real estate commission is acceptable.

Because of the documentation required, the short sale process can be lengthy. But if done correctly, it can work well for all parties involved. The lender avoids the uncertainty of the foreclosure process, the seller avoids a foreclosure on his or her credit report (along with potential bankruptcy), and the buyer hopefully got a good deal on a property.

Considering the complexity of the short sale process, you must be educated. If you are considering a short sale, make sure that you discuss your situation with a competent lawyer and accountant. The more educated you are on the process, the easier the transaction will be, and the better the impression you will make on the lender.

Labels: Alpharetta, Cobb County, foreclosure, Forsyth, Fulton County, Georgia, Johns Creek, milton, Roswell, short sale

Redistricting is often a hot button issue, but in Alpharetta residents of three neighborhoods have taken to the streets to voice their complaints.

Parents and students from Coventry, Gatewood and Rhodes Plantation staged a protest over a proposed redistricting plan which would separate their children and send some of them to Manning Oaks Elementary. According to Coventry resident Thomas Bose, about 100 people showed up for the symbolic walk along the half mile stretch of sidewalk from their neighborhoods to Cogburn Woods Elementary.

“We had a really big crowd — it was amazing,” said Bose. “With the protest we wanted to show our solidarity. There’s no good reason for any of our neighborhoods to leave the district, it doesn’t help anybody.”

With one more redistricting meeting left Dec. 10 for the new school on Birmingham Highway in Milton, Bose said more demonstrations may be in the works. Of the Fulton County Planning Department’s three alternative school district plans, Bose said Plan A is the “worst.”

The plan would split up the three neighborhoods and would send children from Coventry and Gatewood to Manning Oaks, a distance Bose said was about five miles away, leaving Rhodes Plantation at Cogburn Woods, which is about half a mile by sidewalk from all three neighborhoods.

“The plan would send kids on buses through three or four neighborhoods with four-way stops and use more fuel and cost more,” said Bose. “And it doesn’t even meet the county’s own criteria of geographic proximity, traffic, neighborhood groupings and numbers — mathematically it’s not an issue.”

Bose said he and the other residents of the three neighborhoods prefer Plan B, which would keep their children at Cogburn Woods and have the least disruption for students.

Susan Hale, Fulton County Schools spokeswoman, said reactions may be strong because the first parents just saw the first redistricting maps at the Nov. 13 meeting. She said 800 people attended the meeting and the planning department is still working through all the comments and are looking for common themes in order to make changes to the redistricted boundaries.

“We are still in the middle in the process and I encourage people to come to the Dec. 10 meeting and stay involved in the process and show support for their school,” said Ms. Hale. “In other counties when they do rezoning they only hear from two or three parents but we’re hearing from 800 because we have a different process here. It’s great that so many people are involved.”

Ms. Hale said the final redistricting plans would be presented to the Fulton County School Board in January and would be voted on in February. She said she would encourage parents to contact their school board members and voice their opinions.

The third redistricting meeting for the new elementary school on Birmingham Highway in Milton is Dec. 10 from 7 to 9 p.m. at Milton Center, 86 School Drive in Alpharetta.

Information: visit www.fultonschools.org/redistricting

Labels: Alpharetta, Fulton County, fulton county schools, Georgia, milton, Redistricting, Roswell

2008 may be coming to an end in a few weeks and Johns Creek Mayor Mike Bodker has 2009 on his mind.

In his final town hall meeting of the year, the mayor discussed several issues and goals that the city is working on and what residents can look forward to in 2009.

City businesses

Bodker discussed how the economy is affecting the city: restaurants and businesses closing their doors. But he suggested that residents do their part in helping the city prosper.

"Please try to use a restaurant in Johns Creek or try to use a local business in Johns Creek," said Bodker. "If you do that, then I think we'll have a better shot at keeping these businesses. We really do need to choose to use Johns Creek."

Referring to initiatives he set as goals for the city early in the year, Bodker said "Choose to Use Johns Creek" is as simple as residents changing their addresses to read Johns Creek, Ga. on mail or calling credit card companies to change their home address to read the city's name.

"We have to build this identity," he said. "It comes one household at a time, one person at a time."

Postal Service

Bodker told attendees that after being denied by the U.S. Postal Service for the city's own zip code and post office, he is working with Rep. Tom Price in meeting with the Post Master General in Washington , D.C. to inquire about the possibilities for both.

Milton County

One resident asked about the status of a future Milton County. Bodker said Rep. Jan Jones and Speaker Pro Tem Mark Burkhalter are introducing a bill in the next legislative session in January regarding Milton County.

"They think they can get (the bill) to the House floor," said Bodker, who added that the bill would require a super majority vote. Georgia has a law restricting the number of counties to 159 and the new bill would support the re-creation of counties in the state.

Public Safety

One resident asked if the city has the technology for traffic lights to automatically turn red at intersections if an ambulance or fire truck is approaching the intersection. Bodker said the city is not equipped with that technology.

He added that the fire department has received more than 200 calls for service since its start-up a month ago. Bodker told attendees that a 911 system is underway – partnering with Sandy Springs – and could be up and running by July 2009.

"We feel good about the decision to move forward with the center and it is a very difficult task to do it right," he said. "I feel like we're going to have a great 911 system."

Love Shack

Like at every town hall meeting, a resident asked the status of the Love Shack, the adult-oriented business that closed its location on State Bridge Road in October.

Bodker said there are two lawsuits pending and the next hearing is scheduled for February.

Road Projects

Some residents praised the recent resurfacing projects such as Medlock Bridge Road during the town hall meeting. Another resident asked about the amount of street lights at various intersections in the city.

Bodker said any concerns and/or comments about what residents would like to see be taken care of regarding city streets can be addressed by the city's Public Works Department at 678-512-3200.

Labels: Georgia, Johns Creek, milton county

A regional shopping hub is starting to take shape off I-575 in Canton. Canton Marketplace, a Sembler development, appears on track to open next spring, Cherokee County Commission Chairman Buzz Ahrens said. The shopping center, more than 800,000 square feet, is being built at I-575 and Ga. 20 and will include discount department stores, big box retailers, shop space and outparcels. The project will include a new parkway east of I-575 that will connect Ga. 20 to Ga. 140 south of the project and to Ga. 5 north of the project.

Labels: 1-575, canton marketplace, Cherokee COunty, ga 20, Georgia

Cold weather is at our doorsteps. How often do you take the time to thank your fireplace for all the times it kept you warm during cold fall and winter nights? How about those nights when its flickering flames sparked an evening of romance, or when its unmistakable smell brought comfort and calm to your life? There’s a great way to thank your fireplace: take good care of it!

No matter how well you care for a fireplace, the flue inside your chimney suffers a gradual build-up of creosote (hard-layered residue from the wood-smoke), which can catch fire. Periodic chimney-cleaning is necessary in order to avoid such a catastrophe. This isn’t a do-it-yourself project; you need to hire a professional to clean your chimney.

Have your chimney cleaned once a year if you use it a lot. If you use your fireplace two or three times per week during colder months, have it inspected and cleaned each year. Another handy method is to inspect and clean after every 70 fires. Ask the chimney inspector about the condition of your flue liner and (if you have a masonry chimney) mortar.

So how can you reduce creosote build-up and keep your fireplace and chimney as clean as possible this season?

First of all, encourage good draft up your chimney, simply by keeping a window open a crack when you burn a fire. The air entering your room will get sucked up the chimney. Opening a window also ensures that your indoor air quality stays good while you burn the fire.

If you have glass fireplace doors, invest in a screen to block the fire instead of using glass. Doing so will also aid in ventilating the fire and encouraging airflow through the flue.

In addition to the aforementioned ventilation tips, you can reduce creosote build-up by using only dry hardwood logs, which burn more completely.

Clean the ash out of the fireplace. Wearing a dust mask, open a window in the room and then open the damper to let the draft suck any airborne ash out of the fireplace. Then, using fire gloves, remove the old coals. Carefully sweep the remaining dust into a dustpan. Remember to wait about three days after your most recent fire to do any of this; embers stay hot for a surprisingly long time!

Cap your chimney. Not only can an uncapped chimney collect gunk and debris, but it can also cause your damper to rust or even invite animals to make it their unlucky home.

Glass cleaners, brick cleaners and other appropriate cleaners are available for purchase to maintain the happy appearance of your fireplace. If you have dish soap handy, simply dilute it to make your own glass cleaner.

These simple steps can ensure that your enjoyment of the fireplace is not dampened by lingering doubts about safety.

For related “how-to” articles, go to www.howtodothings.com/home-and-garden.

Labels: Georgia, keep fireplace clean

OptHome, an online resource for empowering homeowners, buyers and sellers to make smart decisions for all their homeowner needs, wants homeowners to know its easier to go green than they may think-and a lot less expensive. OptHome research shows that homeowners want to be more eco-conscious but believe it will cost too much money. By incorporating just a few simple and cost-effective tips into every day living, homeowners can turn their home into a more energy-efficient investment.

10 easy steps to go green and save green:

1. Recycle. It’s free, reduces household consumption and increases energy efficiency.

2. Save Water. Install low-flow shower heads and faucets to cut back on water flow. A simple fix - shorten your shower times and shorten your water bill.

3. Conserve Rain Water. Set up barrels in your backyard to collect rain water and snow for watering plants and shrubs. Use this to water your indoor plants too.

4. Reduce Electricity. Remember to turn off the light when you leave the room and to unplug your computer and other electronics and appliances when not in use. These small gestures will not only save energy but will save you money on your electric bill as well.

5. Replace Light Bulbs. Replace your current light bulbs with compact florescent lighting. Believe it or not, these bulbs use 30% less energy, but produce the same amount of light and last longer.

6. Drive Less. You may not be ready to give up your sporty SUV, but why not trade it in for a hybrid. If that’s not in your budget, carpool or try walking.

7. Double up on Printing. Configure your computer to print on both sides of the paper. This saves paper, trees and you running out to the store last minute to buy a new supply.

8. Adjust Refrigerator temperature. Refrigerators use up the most electricity in your house. Adjust your fridge to the average temperature of 37 degrees F and your freezer to 0 degrees F.

9. Support Local Farms. You will be cutting back on gas and decreasing our dependence on oil with the trucks that are used to ship produce. Best of all, you will be eating delicious fruit and veggies that have less chemicals.

10. Dry Clothes Outside. Give your dryer a break. Hang your clothes outside and get that fresh smell. You’ll also be reducing the amount of energy you use in the home.

“The pressure is mounting for all of us to grow an environmental conscience.” says Dave Sears, OptHome co-founder and chief strategist. “We don’t all think green, but if each household hops on the environmental bandwagon and reduces their household emissions of waste and exhaust, and consumption of water and electricity, perhaps we can speed up the process of growing a collective green conscience and save a little money in the process.”

For more information and energy-saving tips, visit www.OptHome.com.

Labels: Georgia, go green, green at home, opthome, recycle

With no end to the foreclosure epidemic in sight, mortgage lenders have begun to do something they previously resisted: rewriting the terms of mortgage loans.

The about-face is a bow to political pressure and reality: The number of foreclosed properties flooding the market is dragging down home values across the country, a process that could lead to even more home foreclosures.

Two new tenets form the basis of the recent, bank-announced homeowner relief programs: streamlining and outreach. Bank of America, Citigroup Inc. and J.P. Morgan Chase say they will contact mortgage holders who are in or heading toward default, and offer to rework their loans with affordable monthly payments. Many even spell out a preapproved workout in that first letter.

The new approach is borrowed from an FDIC program at the failed IndyMac bank, which FDIC Chairman Sheila Bair reportedly plans to propose going nationwide as part of the federal government’s $700 billion markets bailout plan.

At IndyMac, at-risk borrowers got letters with proposals to cut their payments to no more than 38 percent of their incomes, with modifications such as reduced interest rates or longer loan terms. All they had to do was provide verification of their incomes.

But some are skeptical that these new programs will be effective. Qualification guidelines vary, and the process is likely to be time-consuming, said Guy Cecala, publisher of Inside Mortgage Finance. Most of the troubled loans were bundled and sold as mortgage-backed securities, so modifications need approval from the investors holding them, Cecala said. Banks can move quickly only on the mortgages they own. Even fast-track workouts take time, partly because experience has shown low contact rates with the homeowners, he said.

To Julie Gugin, director of the nonprofit Minnesota Home Ownership Center, the question is how the banks will handle the new programs. The tools in them are the same ones that banks have had all along and were reluctant to use, she said.

Even with the new workouts, Gugin recommended that homeowners still seek a second opinion, to find out if it’s truly affordable and their best option. A list of HUD-approved counseling agencies is available at www.hud.gov/offices/hsg/sfh/hcc/hcs.cfm.

Labels: Georgia, mortgage lenders, mortgage relief programs

As December approaches, the saying “home for the holidays” may hold more meaning to those facing foreclosure right now, and that spirit, Fannie Mae and Freddie Mac have announced a suspension on foreclosures and evictions through January of 2009.

The two mortgage giants have issued a notice to its loan servicing organizations and retained foreclosure attorneys directing them to suspend foreclosure sales on occupied single-family properties as well as the completion of evictions from occupied single-family properties scheduled to occur from November 26, 2008 until January 9, 2009. The effort was made to support the streamlined modification program that was announced on Nov. 11.

The suspension will help servicers implement the Streamlined Modification Program recently announced by Freddie Mac, Fannie Mae, the Federal Housing Finance Agency (FHFA), HOPE Now and 27 mortgage servicers, scheduled to launch December 15.. The temporary suspension is also expected to give servicers more time to help borrowers avoid foreclosure.

Fannie’s streamlined modification program is aimed at the highest risk borrower who has missed three payments or more, owns and occupies the primary residence, and has not filed for bankruptcy. The program creates a fast-track method for getting troubled borrowers into an affordable monthly payment through a mix of reducing the mortgage interest rate, extending the life of the loan or even deferring payments on part of the principal. Servicers have flexibility in the approach, but the objective is to create a more affordable payment for borrowers at risk of foreclosure.

Freddie Mac servicers and foreclosure attorneys were told to contact as quickly as possible an estimated 6,000 borrowers with foreclosure sales scheduled between November 26, 2008 and January 9, 2009. If the property is occupied, the servicers and foreclosure attorneys will halt the sale. This temporary suspension of foreclosure sales will not apply to vacant single family properties. Additionally, no evictions will be completed between November 26 and January 9.

“The streamlined modification program by Fannie Mae, Freddie Mac, Hope Now and 27 mortgage servicers is an important step forward in addressing the systemic issues driving the increase in foreclosures,” said Fannie Mae President and Chief Executive Officer Herb Allison. “Until the streamlined modification program is fully implemented, we felt it was in the best interest of both borrowers and Fannie Mae to take this extra step to ensure that homeowners with the desire and ability to prevent a foreclosure have an opportunity to stay in their homes. We encourage other servicers of non-GSE mortgages to participate in the streamlined modification program to bolster our collective efforts to stem the foreclosure crisis.”

“By working closely with FHFA and our servicers, Freddie Mac is on track to help three out of every five troubled borrowers with Freddie Mac-owned loans avoid foreclosure this year,” said Freddie Mac Chief Executive Officer David M. Moffett. “Today’s announcement builds on this momentum and provides a new measure of certainty to many of these families during the holidays.”

Moffett also emphasized that lenders servicing Freddie Mac-owned mortgages will continue to work with borrowers to consider all workout options Freddie Mac employs to help distressed borrowers who can and want to stay in their homes, such as permanent rate reductions and mortgage term extension modifications.

This year, Freddie Mac expects to approve 84,000 workouts for the estimated 140,000 who are delinquent on Freddie Mac-owned mortgages. (For more about Freddie Mac workout options, see freddiemac.com/avoiding_foreclosure.)

Freddie Mac’s temporary suspension of foreclosure sales is the latest in a series of efforts to help troubled borrowers. Other recent initiatives have included, delegating expanded workout authority to servicers, doubling the amount of money servicers are paid for successful workouts, and paying non-profit organizations to reach out to worried borrowers.

Fannie Mae will be working with foreclosure attorneys and servicers to reach out to the more than 10,000 borrowers the company estimates would be affected during this period. Borrowers who have Fannie Mae loans that are scheduled for foreclosure between November 26, 2008 and January 9, 2009, will be contacted directly by the attorney handling the foreclosure. If the home is occupied, Fannie Mae has instructed servicers and attorneys to suspend the foreclosure.

Allison also said Fannie Mae’s loan servicers are prepared to work with borrowers during this period, even if previous workout efforts have been unsuccessful. As part of the company’s “Second Look” initiative, Fannie Mae personnel have been reviewing seriously delinquent loans to determine if the borrower has been contacted and all workout options have been exhausted.

The streamlined modification program and temporary suspension of foreclosures are two of a series of steps Fannie Mae has taken to expand its foreclosure prevention efforts, which are designed to give loan servicers and foreclosure attorneys tools to find the best solution for a borrower in financial trouble. Fannie Mae and its many partners in the housing industry urge borrowers in financial difficulty to reach out to their loan servicers, regardless of whether they are facing imminent foreclosure. Solutions may be available that could make an existing mortgage more affordable.

Labels: evictions, fannie mae, Foreclosures, freddie mac, Georgia, january, suspended

Participants can celebrate autumn and National American Indian Heritage Month, hunt for arrowheads, play with miniature turkeys, paint ponies, take pony and hayrides and see, pet and feed more than 100 other miniature farm animals.

Tanglewood Farm
171 Tanglewood Drive
Canton GA 30115

Info: 770-667-6464
Cost: $9; $5 hayride

Labels: Canton, Georgia, harvestfest, Hayrides, ponies, tanglewood farm, turkeys

A federal grant will give Fulton County funds to deal with foreclosed and abandoned properties next year but north Fulton may see little of the money.

According to Melvin Richardson, deputy director of community development and housing for Fulton County, Alpharetta, Roswell and Milton are part of the second-lowest priority district. Johns Creek is a separate entity and would not be eligible for any funds. The highest priority area is South Fulton, where there are the most foreclosures.

The $10.3 million from the U.S. Dept. of Housing and Urban Development would be available in February, said Richardson. Four public meetings have been held for public comment regarding the issue.

“There will be five primary strategies for dealing with foreclosures and abandonments including rehab, demolition and buying homes,” said Richardson. “Roswell administrators are identifying areas in the city with small concentrations of foreclosures and we will add those to the databank.”

The Neighborhood Stabilization Program Substantial Amendment will have to go to the County Board of Commissioners and get a majority approval before being submitted to HUD on or before Dec. 1, said Richardson.

The cities of Milton and Alpharetta have chosen not to take part in the process, he said. James Drinkard, Alpharetta assistant city administrator, said city staff have only seen a few individual foreclosed homes and not entire neighborhoods that need rehabilitation.

Labels: Alpharetta, Forclosures, foreclosure, hud, Johns Creek, milton, neighborhood stabilization program, North Fulton, Roswell

5-8pm Christmas celebration in Crabapple Kick-off!
Holiday Music, Live reindeer, Toast S'mores at two bonfires, Drawings for prizes, Drink Hot chocolate and Hot Cider, Visit the merchants for gifts and food, Bring toy donations for North Fulton Charities to the Christmas Tree on Mayfield.

5:30 - 8pm Visit with Santa Claus
Bring your wish list, Have a pciture taken, Get a special gift

Visit the Christmas tree on Mayfield Road

6pm Goddard School children sing, Horse drawn carriage rides

7pm Milton High School Choir sing Christmas caols - join in!

Labels: christmas in crabapple, city of milton, Georgia

The City of Roswell will hold a Mansell Road Extension public meeting on Wednesday, December 3 from 5:30 p.m.-8 p.m. at the Bank of North Georgia, 10446 Alpharetta Highway. This meeting is open to the public.

The meeting will allow business owners, landowners and residents in the area the opportunity to give the City their input on the future extension of Mansell Road and the possible redevelopment of the area. The City hopes this potential project will allow better traffic circulation by giving motorists an alternate route around the Alpharetta Highway/Holcomb Bridge Road intersection, as well as drafting a redevelopment plan for the area.

The format of the meeting is an open house and attendees are encouraged to drop by as their schedules allow. For more information, contact the Community Development Department at 770.641.3780.

Labels: City of Roswell, mansell road, Meeting, road extension

All the magic of the Christmas season will light up downtown Alpharetta at the 31st Annual Christmas Tree Lighting Celebration at 5 p.m. on Sunday, December 7, 2008. The celebration will take place in the Milton Square City Park at Milton Avenue and Main Street in Historic Downtown Alpharetta. Creating Christmas memories for area families for over 30 years, Alpharetta’s tree lighting has been recently recognized as one of the top 20 events in the Southeast by the Southeast Tourism Society.

From its beginnings in 1977 with 100 people gathered around a 6-foot live blue spruce tree, Alpharetta’s annual holiday event has grown to 3,000+ people celebrating the lighting of the now 45-foot tree. The tree was moved from behind City Hall across the street to the Milton Square City Park in 1980 to accommodate the event’s fantastic growth.

“The Christmas Tree Lighting celebrates family and community,” said Mayor Arthur Letchas. “It is an Alpharetta event that brings people out to enjoy simple traditions for all ages.” Mayor Letchas and his wife Sally will read aloud the children’s holiday classic ‘Twas the Night Before Christmas as part of the festivities.

Alpharetta’s Christmas tree will come aglow with 10,000 twinkling lights at approximately 5:30 pm, just before the arrival of Santa and Mrs. Claus on a City of Alpharetta fire truck, which has been a tradition since the first tree lighting celebration. The Christmas Tree Lighting Celebration will offer the opportunity for children to visit with Santa in the Milton Square Park gazebo. A volunteer will be on hand to help take photos, or parents may take their own photos. Children can also enjoy free holiday crafts while waiting for Santa.

An entertainment program will feature live music by James Casto and Matt Blanchard and holiday dance performances by the City of Alpharetta Recreation and Parks Department Rhythm n’ Shoes Dance Program. Alpharetta Christian Academy Children’s Chorus, St. James United Methodist Church “Angel Kisses” dance program, strolling carolers, elves, and other entertainment will add to the charm of the evening. Black Magic Carriage horse drawn trolley rides through Historic Downtown Alpharetta will be offered free of charge.

Starbucks will warm the evening with complimentary hot chocolate and coffee drinks. Smokejack, A Southern Grill will be available for dinner fare. Families are also invited to drop in at the Alpharetta Welcome Center for refreshments. The horse draw trolley will drop off at the Future Farmers of America log cabin for free historical tours, cider and cookies provided by the Alpharetta Historical Society. The shops and restaurants of Historic Downtown Alpharetta will also feature holiday activities and specials during the Christmas Tree Lighting Celebration.

The 31st Annual Christmas Tree Lighting Celebration is free to the public. Free parking is available at City Hall and Milton Center (the old Milton High School). The event owes its success, in part, to the generous volunteerism of the North Fulton Jaycees, Dr. James J. Awbrey’s office staff, Northwestern & Hopewell Middle School Jr. Beta Clubs, Milton High School Key Club, and Milton High School Interact Club. For more information, visit www.alpharetta.ga.us or phone 678-297-6078.

Labels: city of alpharetta, holiday tree lighting, milton square city park

Schedule
Sat, 11/15 3:00 pm - 6:00 pm

The Avenue Forsyth
410 Peachtree Parkway
Cumming GA 30041

Carriage rides, story time with Ms. Claus, face painting, arts & crafts, caroling and other festivities. Santa arrives to light the tree in the park and take photos.

http://www.shoptheavenue.com/

Labels: Cumming, Georgia, holiday tree lighting, peachtree parkway, the avenues forsyth

Roswell city officials agreed Monday to distribute $100,000 in federal funds to Habitat for Humanity, allowing the non-profit organization to purchase a townhouse and make it available to a deserving family.

The money will come from the federal department of Housing and Urban Development, through Fulton County.

The property under contract is at 243 Mill Creek Place, in a townhome community off Holcomb Bridge Road. The closing is scheduled for Dec. 15, said Russell Hayes, chief executive officer of Habitat’s North Central Georgia chapter.

The organization also hopes to acquire a home this year on Teal Court in the Martin’s Landing neighborhood, to make available as an affordable rental, Hayes said. The Roswell City Council is expected to consider contributing $100,000 for that property in its meeting next week.

Labels: habitat for humanity, hud, martins landing, Roswell, townhomes

A 40-year-old suburban Atlanta woman has been sentenced to more than 11 years in federal prison for her role in a multimillion dollar mortgage fraud scheme.

A federal jury in Atlanta found Adriene Newby-Allen of Alpharetta guilty in July of pocketing millions from fraudulently inflated mortgage loans to unqualified buyers from 2004 to 2006.

One of those buyers was her husband, Brinson Allen, who was found guilty of fraud in July. His sentencing has not been set.

Newby-Allen was sentenced to 135 years in prison and five years of probation and must pay $5.3 million in restitution.

Labels: Alpharetta, Mortgage Fraud

Milton officials face a dilemma, a conflict between the founding principles of better services and lower taxes.

One citizen, Mark Hanley, has raised the specter of Milton imposing a cap on taxes derived from higher property assessments, similar to one that the legislature established for Fulton County in 2004.

Under that law, property tax bills can only go up by 3 percent or by the consumer price index, whichever is lower, regardless of assessments.

In 2006, when the community of Milton weighed whether to incorporate and assume delivery of services from Fulton County, supporters argued the city would be able to improve services and keep taxes low.

A quick analysis by city staff estimates that would result in a $265,000 loss in revenue.

Mayor Joe Lockwood said the City Council will have to decide which route would best benefit the city’s 20,000 residents.

“You can argue it both ways,” Lockwood said. “There’s the negative of someone passing more taxes, but is it enough to make a difference if we return it. It could mean cuts in services that people would see.”

Many residents saw their tax bill go up last year, not because the city raised its property tax rate, but because Fulton County reassessed their property at a higher value. Some residents view that as a backdoor tax increase.

The City Council has asked for more information before deciding what to do.

“I’ll reserve judgment,” Hanley said.

Labels: city of milton, Georgia, Taxes

A west Georgia school district has five months to make improvements or face losing accreditation.

The Southern Association of Colleges and Schools voted Sunday to place the Haralson County schools on probation, SACS president and chief executive officer Mark A. Elgart said. Haralson County, which has 4,000 students, is about 50 miles west of Atlanta on the Alabama border.

SACS cited Haralson for problems similar to the issues that led to Clayton County schools’ accreditation loss. On Sept. 1, Clayton, which has 50,000 students, became the first district to lose accreditation in the nation in the past 40 years.

SACS investigators said they found governance problems by Haralson school board members, including micromanaging, not following their own policies and ethics violations.

Among the problems were board members interfering with employment decisions, telling coaches which students could play sports and moving classrooms without the authority of the board, according to a report from SACS.

The board members’ actions were not only against board policy, but “sound judgment,” SACS wrote.

Haralson has until April to meet seven mandates, including training, following its own policies, amending hiring procedures and following the district’s chain of command.

Like Clayton, Haralson has struggled with governance issues for the past several years. The district was on warning status before SACS moved it to probation this week, Elgart said. In April 2005, SACS also placed Haralson on probation.

Labels: accreditation, haralson county schools, school district, west georgia

City contractor CW Matthews Construction Co. will begin work on the Buice Road resurfacing project from Alabama Road to Jones Bridge Road on Monday, November 17. Work is expected to be completed in 30 days.

The road will remain open to traffic throughout construction, but there will be lane closures between 9 am and 4 pm, and delays are expected.

Labels: 150th anniversary of alpharetta, buice road, city of johns creek, Georgia, jones bridge, old alabama road, road work

Monday, Dec. 1, 6:30 p.m.

City Hall Tree Lighting

Johns Creek City Hall, 12000 Findley Road, Johns Creek; Lighting of Christmas tree and dreidel with traditional holiday music by Shakerag Elementary School chorus; Low Country BBQ plates for sale.

Tuesday, Dec. 2, 3:30-5:30 p.m.

Kids' Holiday Craft Making

Johns Creek Arts Center, 6290 Abbotts Bridge Road, Building 700, Johns Creek; Sponsored by the Johns Creek Arts Center. Supplies provided by city. Registration required. Please visit www.JohnsCreekGA.gov.

Wednesday, Dec. 3, times vary

Holiday Book Readings

Mayor Bodker and Council Members read holiday stories to students at the nine Fulton County elementary schools in Johns Creek.

Thursday, Dec. 4, 8:30 a.m. to 5 p.m.

"Toys for Tots"/Holiday Cards for Soldiers

City Hall, 12000 Findley Road, Suite 400, Johns Creek; Kick off campaign to collect toys for needy kids and greetings for soldiers overseas; Toy boxes and cards in fourth floor lobby. Continues through Dec. 15.

Friday, Dec. 5, 6-9 p.m.

"Holiday Workshop"

Emory Johns Creek Hospital, 6325 Hospital Parkway, Johns Creek; Kids put together Kids First Aid Kits and make holiday crafts; Adults can take advantage of several medical screenings while their kids play.

Saturday, Dec. 6, 10 a.m.

Second annual Johns Creek Founders Day Parade

State Bridge Road between Kimball Bridge Road & West Morton Road in Johns Creek; Karyn Greer, Emmy Award-winning anchor of 11Alive news and Johns Creek resident, returns as Emcee of the 2nd Annual Founders Day Parade, with marching bands, floats and Santa. Info: www.JohnsCreekGA.gov

Saturday, Dec. 6, 1 p.m.

Santa at Newtown Park

Newtown Park, 3150 Old Alabama Road, Johns Creek, Santa will be available for photos. Live entertainment and other activities for children, face painting, etc.

Labels: Alpharetta, city hall tree lighting, city of johns creek, Georgia, johns creek city hall, newtown park, upcoming events

Don't forget Thursday night's (11/13/08) redistricting meeting - 7:00 pm to 9:00 pm at the Milton High School Milton Center.

Check out this website: http://www.fultonschools.org/redistricting/bham.htm . It gives information about the 1st school redistricting meeting (Round 1) and there is a video explaining the process.

Round Two - November 13th
Staff will present alternative proposals for new attendance zones.
Community members will offer comments on strengths and weaknesses of each plan in facilitated small-group discussions.
Prior to the next community forum, staff will condense the number of attendance zone alternatives based on public input.

Round Three - December 10th
Community members will review and provide input on revised attendance zone draft plans in facilitated small-group discussions.
Staff will use comments to develop a final attendance zone recommendation for Board consideration.

The Fulton County Board of Education will be reviewing the new attendance zone recommendations during their meetings. Final action is planned for February 2009. Changes in the attendance zones will go into effect in August 2009 with the opening of the new elementary school.

Labels: Crabapple Crossing Elementary, fulton county schools, Milton High School, northwestern middle, oxford lakes, Redistricting, roswell high school, summit hill elementary, sweet apple elementary, waterside

In yet another effort to prevent more foreclosures, Fannie Mae (FNM: 0.67, -0.05, -6.95%), Freddie Mac (FRE: 0.83, -0.05, -5.69%) in conjunction with U.S. government officials, are speeding up the modification of home loans held by financial companies.

Sources told FOX Business Network that Fannie Mae, Freddie Mac and U.S. government officials will announce later Tuesday that they will hasten efforts to modify hundreds of thousands of loans that are past due. The goal is to bring the ratio of household debt to income for the borrowers down to 38%. U.S. government officials also plan to encourage large banks that hold loans to take similar steps.

The program will be an extension of HOPE NOW alliance, which was announced last year and is designed to prevent foreclosures by reworking the terms of mortgages.

The Wall Street Journal reported the announcement will come at a 2:00 p.m. press conference at the Federal Housing Finance Agency.

Financial industry sources told FOX Business Network that the White House rejected the FDIC’s proposal to prevent foreclosures for up to 3 million home owners. That more ambitious proposal would have provided some type of loan guaranteed for hundreds of billions of restructured mortgages.

Labels: fannie mae, federal housing agency, Feds, freddie mac, Georgia, hope now alliance, loan modifications, us government

Film crews were at Kell High School in northeast Cobb for one day Wednesday to get some shots for the upcoming film, "The Joneses," starring Demi Moore and David Duchovny.

A source on the set said scenes were shot in a locker room, hallway, classroom and in front of the school. Kell High School was the only place in Cobb County selected to be a part of the film, the source said.

Both Moore and Duchovny were not present for any of the scenes at Kell. Filming at the location wraped Wednesday night. Moore is set to start filming scenes today in North Fulton County, while Duchovny won't begin filming until next week.

The remainder of the film, which will wrap Nov. 20, will be shot in Alpharetta and Roswell, the source said. It is expected to be released sometime in 2009.

Cobb School District Board of Education member Dr. John Abraham said he was excited to hear that Kell High School would appear in the upcoming movie.

"I think it's exciting. It's nice to get the exposure to the Kell community for the kids. It's good for the area and good for Marietta," Abraham said.

Abraham said his only reservation was that he wishes the crew would be filming in Cobb County a little longer.

"I just wish it was going to be filming longer so the community and local businesses could benefit from it. I think local businesses aren't doing as well because of the economy. It would have been a nice shot in the arm for them," he said.

According to the Web site Hollywoodreporter.com, Duchovny, Moore and Amber Heard star in the film that is a "drama with comedic elements that Derrick Borte is directing from his own script."

"The story, a social commentary, centers on a picture-perfect family that moves into a suburban neighborhood and immediately becomes the toast of the town, loved and envied by all. But the reality is they are a commissioned fake family put together by a marketing company as a way to introduce new luxury-level products to neighborhoods around the world," according to Hollywoodreporter.com. Duchovny plays the fake father, Moore is the mother and Heard plays the daughter. "Gary Cole has also been cast"

Doug Mankoff, Andy Spaulding and Kristi Zea are producing the film, according to the Web site. It is the directorial feature debut for Borte.

Labels: Alpharetta, david duchovny, demi moore, filming, Georgia, movie, Roswell, the joneses