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

One of the world’s leading players in the consumer electronics, home appliances and mobile communications markets now has a significant presence in Roswell.

LG Electronics USA has opened a new facility on Old Roswell Road that houses the company’s local operations for LG Mobile Phones and LG Digital Appliances.

The building is also the home of a new training facility to support LG’s commercial air conditioner business. The 16,000-square-foot state-of-the art facility has the capability to train up to 500 engineers, contractors and technicians each month.

“The new LG training facility will mean jobs and investment into the local community. The facility will add more than 10 jobs in the Roswell region in 2008 alone,” said Steve Schmit, director of LG Commercial Air Conditioning, LG Electronics USA.

“Over the next few years we will look to adding more jobs as the demand for training increases and new products are added to our lineup. The expected influx of trainees will also bolster the local economy with increased hotel stays and use of local dining venues.”

The location now has a total of 30 employees.

The new training facility is strategically sited to allow LG to provide hands-on product training for a region of the country with high demand for commercial air conditioning systems, according to LG spokesperson John I. Taylor.

“The Atlanta region is an attractive location for a training facility focused on this product category,” Schmit said.

LG Electronics USA Inc. is based in New Jersey and is the North American subsidiary of LG Electronics Inc.

Labels: 42nd annual roswell arts festival, commerical air conditioner business, Georgia, lg electronics, old roswell road, trainig facility

The Federal Reserve has cut its target for a key interest rate to the lowest level on record and pledged to use "all available tools" to combat a severe financial crisis and prolonged recession.

The central bank on Tuesday said it had reduced the federal funds rate, the interest that banks charge each other, to a range of zero to 0.25 percent. That is down from the 1 percent target rate in effect since the last meeting in October. Many analysts had expected the Fed to make a smaller cut to 0.5 percent.

The Fed's aggressive move was greeted enthusiastically by Wall Street. The Dow Jones industrial average rose about 350 points in late-afternoon trading.

The Fed's action and statement made clear that economic conditions have worsened since its last meeting in October.

Federal Reserve Chairman Ben Bernanke and his colleagues said they will use unconventional methods to try to contain a financial crisis that is the worst since the 1930s and a recession that is already the longest in a quarter-century. For example, the Fed last month said it planned to purchase up to $600 billion in direct debt and mortgage-backed securities issued by big financial players including Fannie Mae and Freddie Mac in an effort to boost the availability of mortgage loans.

That move was one of a series the central bank has taken to increase its loans by hundreds of billions of dollars as a way to deal with the worst financial crisis to hit the country in more than 70 years.

The Fed on Tuesday also made clear that it intends to keep the funds rate at extremely low levels.

"The committee anticipates that weak economic conditions are likely to warrant exceptionally low levels of the federal funds rate for some time," the central bank's panel that sets interest rates said in a statement.

Even before the announcement of a lower target, the funds rate has been trading well below the old target of 1 percent. For November, the funds rate had averaged 0.39 percent. Analysts said it was likely to fall further with the Fed setting the new target as low as zero.

The Fed's decision was matched by a reduction in the prime lending rate, the benchmark rate for millions of business and consumer loans. Banking giant Wells Fargo and Co. said it was cutting its prime rate to 3.25 percent, down from 4 percent before the Fed action. Other banks are expected to quickly match Wells Fargo's move.

The Fed has never pushed its target for the federal funds rate as low as zero to 0.25 percent. The lowest target rate before had been 1 percent, a level seen only once before in the past half-century.

Given how low interest rates are, the central bank said it planned to use a variety of unconventional methods to flood the banking system with credit and drive interest rates lower.

"The Federal Reserve will employ all available tools to promote the resumption of sustainable economic growth and to preserve price stability," the Fed said.

The announcement on the deployment of unconventional methods had been expected given that Bernanke and other Fed officials have sought in recent comments to let financial markets know that the central bank will not be out of ammunition to battle the economic downturn even with the funds rate at such low levels.

In its statement Tuesday, the Fed said that since its last meeting in late October, "labor market conditions have deteriorated, and the available data indicate that consumer spending, business investment and industrial production have declined. Financial markets remain quite strained and credit conditions tight."

The central bank acknowledged that it had room to battle the economic weakness because inflation pressures have "diminished appreciably" as the price of energy and other commodities has fallen sharply.

The Fed action came only hours after the government announced that consumer prices dropped by a record amount of 1.7 percent in November, reflecting a record decline in the price of gasoline and other energy products.

Labels: cut rate, Federal Reserve, Georgia, prime lending rate, record low, the fed

With the recession dragging down consumer prices and home construction, the Federal Reserve is prepared to slash a key interest rate — perhaps to an all-time low — in a desperate bid to stem the country's economic slide.

Consumer prices fell by a record amount in November, while home building plunged by the most in a quarter-century, according to government reports released Tuesday that underscored the economy's weakening state.

Falling prices for goods and services at first blush might sound like a good thing. But if prices keep spiraling downward, they can wreak economic havoc. That gives the Fed another reason to lower rates, which would protect against this risk.

Highlighting the toll of the financial turmoil: Goldman Sachs Group Inc. reported its first quarterly loss since it went public in 1999, and rates on 30-year Treasury bonds briefly dipped to a record low of 2.91 percent as nervous investors' flocked to a safe haven.

With the Fed's key rate dropping ever closer to zero, the central bank is moving into uncharted territory.

Nonetheless, Fed Chairman Ben Bernanke has made it clear the Fed isn't running out of ammunition to fight the worst financial crisis since the 1930s. It is exploring using tools — other than rate cuts — to revive the economy. New insights on that front could be revealed when Bernanke and his colleagues wrap up a two-day meeting Tuesday.

"The message is simply the Fed stands ready to do everything in its power to stop the economy's free fall," said Richard Yamarone, economist at Argus Research.

On Wall Street, those expectations lifted stocks. The Dow Jones industrials gained about 90 points in afternoon trading.

In its battle against a recession that started last December, the Fed already has cut the target for the federal funds rate, its main tool for influencing economic activity, to 1 percent, a level seen only once before in the last half-century.

Many economists predict the Fed will cut the funds rate in half — to just 0.50 percent. A few think the Fed could opt for an even more forceful action — lowering rates by a whopping three-quarters percentage point or more. If that larger cut occurs, it would be the lowest on records that track the monthly average of the funds rate going back to 1954. The funds rate is the interest banks charge each other on overnight loans.

President-elect Barack Obama said Tuesday the Fed is "running out of the traditional ammunition" to fight the recession and that it was critical for other branches government to "step up." Obama, whose economic team is meeting Tuesday, is working on a "bold agenda" to spur an economic recovery.

The benefit of another Fed rate reduction, though, may be mostly psychological, rather than economic.

"It's a feel-good thing," said economist Ken Mayland, president of ClearView Economics. "Hopefully this a bridge to better confidence."

Slammed by the financial crisis, worried banks have hoarded their cash and been extremely reluctant to lend money to customers. Fearful consumers, watching jobs vanish and their investments tank, have sharply cut back their spending, including on big-ticket purchases like homes and cars that typically involve financing.

In response to the Fed's expected action, the prime rate — now at 4 percent — for many consumer and small-business loans would drop by a corresponding amount. The prime lending rate is used to peg rates on home equity loans, certain credit cards and other consumer loans. Cheaper rates could give pinched borrowers a dose of relief.

The goal of lower borrowing costs is to entice people and businesses to spend more, which would revive the economy. So far, though, the Fed's aggressive rate reductions have failed to stabilize the economy.

Bernanke says the Fed is weighing other ways to aid the economy given that it can lower the funds rate only so far — to zero.

For example, the Fed could buy longer-term Treasury or agency securities on the open market in substantial quantities. This might lower rates on these securities and help spur buying appetites.

A Fed program announced late last month to buy $600 billion in debt and mortgage-backed securities from mortgage giants Fannie Mae and Freddie Mac already has helped pushed mortgage rates down.

By boosting the quantity of money in the financial system, the Fed has engaged in so-called "quantitative easing" to provide economic relief. The Fed's balance sheet has ballooned to $2.2 trillion, from close to $900 billion in September, reflecting efforts to mend the financial system.

"Never in the postwar history has the Fed acted as lender of last resort to this degree," Mayland said.

In fact, with all the lending by the Fed, the actual funds rate has fallen at times well below its current 1 percent target.

Hours before the Fed's announcement, the Labor Department reported that consumer prices fell by a record 1.7 percent in November as energy prices retreated. It marked the second straight month that prices dropped and raised the specter that the country could be heading for a dangerous bout of deflation.

Deflation means a widespread — and prolonged — decline in prices that hits Americans' incomes and corporate profits, as well as already stricken housing values and investments. Lower rates by the Fed would help fend it off.

However, the White House welcomed the drop in energy prices, which had soared to record highs in July. "It gives families more cash to spend on other priorities," said spokesman Tony Fratto.

Another report underlined the housing market's woes. The number of housing projects started in November plunged by 18.9 percent, the most in a quarter-century as builders slashed production, the Commerce Department reported. That left housing starts at just 625,000, on an annualized basis, a new all-time low that broke last month's record.

As housing, credit and financial problems persist, the economic rubble mounts higher.

Shell-shocked employers axed 533,000 jobs in November alone. That drove the unemployment rate up to 6.7 percent, a 15-year high.

Since the start of the recession, the economy has shed nearly 2 million jobs. Analysts predict another 3 million more will be lost between now and the spring of 2010.

Last week alone, Bank of America Corp., tool maker Stanley Works and Sara Lee Corp., known for food brands such as Jimmy Dean and Hillshire Farm, announced job cuts.

General Motors Corp. and Chrysler LLC, are in danger of running out of money within weeks and are seeking government aid. The White House is exploring ways to throw a lifeline to Detroit after rescue efforts collapsed in Congress.

With the employment market eroding and consumers retrenching, the economy could stagger backward at a shocking 6 percent rate in the current October-December quarter, analysts predict. It shrank at a 0.5 percent pace in the third quarter.

Obama is advocating an economic recovery plan that includes spending on big public works projects to bolster jobs. His plan also includes tax cuts to spur consumers to spend more and businesses to step up investment and hiring.

Labels: Fed, Georgia, interest rates, slashing rates

While foreclosure is an emotional and lengthy process, here’s a summary of how foreclosure works:

Homeowners first receive a letter from the lender’s lawyer that says they have 30 days to dispute that the mortgage is in arrears. Although a lender can declare a default one day after a missing payment, “realistically, you’ve got to be three months behind before they do anything,” said Bill Zimmerman, a bankruptcy lawyer.

After the 30 days has passed-assuming the homeowner does not dispute the default or otherwise show that all payments have been made-the lender files a lawsuit and sends a summons. The homeowner then has 20 days to respond.

If the homeowner doesn’t respond, a default judgment is filed with the court.

After a 10-day waiting period, notice of a sheriff’s sale begins. The notice must be published once a week for three weeks in a newspaper in the same county as the home. The sale typically takes place the fourth week, Zimmerman said.

Typically, the first bidder is the mortgage company.

“More often than not, they will bid the amount of the debt that relates to the mortgage,” he said.

If no one else bids, the lender gets the house and can then sell it. The homeowner’s debt is then paid. If someone else bids on the house, they get it and pay off the mortgage.

The homeowner, however, stays in the home after the sale during what’s called a “redemption” period. Under state law, the homeowner has a minimum of 90 days to buy back the house with a new loan or cash.

“They cannot be moved out during that period of time,” Zimmerman said, unless there’s proof the homeowner is trashing the property.

Labels: foreclosure, Georgia, how foreclosure works

Children are invited to join the Recreation and Parks Division for “Breakfast with Santa” on Saturday, December 13 at Autrey Mill Nature Preserve. Enjoy music, gingerbread cookie decorating, holiday crafts, and have the opportunity to write a letter and hand-deliver it to Santa. Two seatings are available – 8:30 to 9:30 a.m. and 10-11 a.m. Registration is required and is now under way through December 5. Cost is $15 per child and space is limited. Click here for registration form and additional info.

Labels: autrey mill, autrey mill nature preserve, breakfast with santa, recreation and parks division

Christmas Tree Recycling Collection Set For Saturday, January 3

The City of Alpharetta invites residents to join the tradition and give a gift to nature this holiday season by participating in the 19th annual “Bring One for the Chipper” Christmas tree recycling event. The event will be held on January 3 between the hours of 9:00 AM and 4:00 PM at the Home Depot located at 5300 Windward Parkway.

Trees dropped off during the event will be chipped into mulch or used as wildlife habitat. The mulch is used for public beautification projects, and in many communities is available free to citizens. In appreciation of their recycling efforts, participants will also receive a free dogwood seedling while supplies last.

Since 1991, “Bring One for the Chipper”, has collected more than 4.8 million trees and provided over one million tree seedlings to participants. Last year, more than 250,000 trees were recycled. The program produces tangible environmental benefits while helping local governments comply with state regulations that prohibit the disposal of yard trimmings in municipal landfills.

The program is sponsored at the state level by Keep Georgia Beautiful and the Georgia Department of Community Affairs. This year’s corporate sponsors include The Home Depot, 11 Alive (Atlanta’s NBC affiliate) and the Davey Tree Expert Company.

The Kiwanis Club of Alpharetta, assisted by local high school key clubs, scouts and community volunteers, will help staff the drop off location on the day of collection. Local sponsors this year are the Windward Parkway Home Depot, the Georgia Forestry Commission and the Windward Parkway Chick-Fil-A store.

For more information about Bring One for the Chipper, contact Terry Porter with the City of Alpharetta at tporter@alpharetta.ga.us or 678 297-6200

Labels: bring one for the chipper, city of alpharetta, tree recycling

For homebuyers who are eligible for the First-Time Home Buyer Tax Credit, purchasing a new home before filing 2008 taxes will result in the fastest payback. Homebuyers who have not owned their primary residence in the last three years may be qualified to receive the credit.

The First-Time Home Buyer Tax Credit provides a tax credit of up to $7,500 for homes purchased between April 9, 2008 and June 30, 2009. Buyers who purchase their homes in 2009 may elect to treat the purchase as if it occurred on December 31, 2008, so they may receive their tax credits earlier.

Homeowners who meet annual income requirements (up to $90,000 for single and $170,000 for married can receive partial credits) will receive 10 percent of the price paid for their homes back as a tax credit, up to $7,500. After two years, recipients will begin to pay back the credit as a no interest loan over the course of 15 years. For example, homebuyers who receive a $7,500 tax credit with their 2008 filings will begin paying back the government $500 a year beginning in 2010. For most homebuyers, “paying back” will not require an extra payment to the government; rather it will mean a reduction in their annual tax refunds. For more information on the tax credit, visit www.federalhousingtaxcredit.com.

Labels: 2008, federalhousingtaxcredit.com, first time home buyer tax credit, new homebuyers, tax credit

For a fourth year, a third of all Fulton County schools have been recognized for improving and promoting academic excellence, according to data released by the Georgia Department of Education and the Governor’s Office of Student Achievement.

The Single Statewide Accountability System (SSAS) recognition program awarded 31 Fulton County schools in two categories:

Greatest gains. Schools that showed the greatest improvement in scores on the Criterion-Referenced Competency Tests (CRCT) or the Georgia High School Graduation Tests (GHSGT)
Highest performance. Schools that demonstrated the highest achievement on the CRCT or GHSGT
In addition, Riverwood International Charter School was one of eight schools statewide to receive awards in both categories.

Greatest Gains Category:
Platinum: River Eves Elementary School
Silver: Bethune Elementary School, Riverwood International Charter School
Bronze: Renaissance Elementary School

Highest Performance Category:
Platinum: Shakerag Elementary School
Gold: Barnwell Elementary School, Crabapple Crossing Elementary School, Findley Oaks Elementary School, Medlock Bridge Elementary School, Mountain Park Elementary School
New Prospect Elementary School, Summit Hill Elementary School,Wilson Creek Elementary School,Chattahoochee High School,Northview High School.
Silver: Abbotts Hill Elementary School, Cogburn Woods Elementary School, Dolvin Elementary School,Lake Windward Elementary School,Northwood Elementary School,
State Bridge Crossing Elementary School,River Trail Middle School, Centennial High School,Milton High School,Riverwood International Charter School
Bronze: Alpharetta Elementary School, Creek View Elementary School,Ocee Elementary School,Sweet Apple Elementary School,Fulton Science Academy,Webb Bridge Middle School
Roswell High School

Labels: bethune, elementary schools, fulton county schools, middle schools, renaissance, river eves, riverwood, ssas awards, top high schools

Rates on 30-year mortgages plunged this week to the lowest level since January after the government launched a sweeping new effort to aid the U.S. housing market.

Mortgage finance giant Freddie Mac reported Thursday that average rates on 30-year fixed-rate mortgages dropped to 5.53 percent in the largest one-week drop in 27 years. That was down from 5.97 percent last week, and the lowest since the week of Jan. 24, when it was at 5.48 percent.

Further drops could be on the way if the government launches an industry-backed plan to lower the rate on a 30-year mortgage to 4.5 percent by spending hundreds of billions to buy mortgage-backed securities issued by Fannie Mae and Freddie Mac.

That would follow an effort announced last week by the Federal Reserve, which is planning to purchase up to $600 billion of mortgage-backed securities and other debt issued by Fannie and Freddie and the Federal Home Loan Banks. Those institutions don’t make loans directly to consumers, but provide money to the mortgage market by packaging loans into investments.

The Fed’s move caused rates to immediately drop by about a half-point, and many in the real estate industry hope rates will keep dropping as the government increases efforts to battle the credit crisis.

Rates “are now almost a full percentage point lower since the last week in October,” Freddie Mac Chief Economist Frank Nothaft said in a statement.

Bringing mortgage rates down is positive, but it “doesn’t help people that currently have unaffordable mortgages because it doesn’t help them refinance,” Sheila Bair, chairman of the Federal Deposit Insurance Corp., said Thursday. “Low interest rates help some consumers, but the ones that really need help and can’t refinance are not helped.” Mortgage rates are sinking as Treasury yields, some of the most sensitive barometers of investor sentiment, have dropped to record lows this week as a torrent of bad economic news continues. But as investors send yields down, they’re also influencing the economy —- driving interest rates so low that savers get punished and borrowers get a break.

Treasury buying has picked up and sent yields down because the economy is in a recession that investors believe will be long and deep.

Consumers already are taking advantage of the situation. New mortgage applications more than doubled last week, according to the Mortgage Bankers Association’s weekly survey released Wednesday. Refinance volume more than tripled, and made up nearly 70 percent of all applications.

Rates on other types of mortgages also fell, according to Freddie Mac’s survey. For 15-year, fixed-rate mortgages, rates averaged 5.33 percent, down from 5.74 percent last week.

Rates on five-year, adjustable-rate mortgages dipped to 5.77 percent, compared with 5.86 percent last week. Rates on one-year, adjustable-rate mortgages dropped to 5.02 percent, from 5.18 percent last week.

The rates do not include add-on fees known as points. The nationwide fee for 30-year and 15-year mortgages averaged 0.7 point last week. The fee on five-year, adjustable-rate mortgages averaged 0.6 point, while the fee on one-year adjustable-rate mortgages averaged 0.5 point.

A year ago, the nationwide average rate on 30-year mortgages stood at 5.96 percent, 15-year mortgage rates averaged 5.65 percent, five-year adjustable-rate mortgages were at 5.75 percent, and one-year adjustable-rate mortgages stood at 5.46 percent.

Labels: 11 month low, 30 year mortgages, freddie mac, Georgia, Mortgage Rates

Hundreds of area residents – or maybe even thousands – will troop out to Alpharetta's Historic Downtown for the 31st annual Christmas Tree Lighting Celebration Sunday, Dec. 7.

The event takes place at Milton Square City Park at Milton Avenue, with entertainment beginning at 5 p.m.

The Christmas Tree Lighting was recently recognized as one of the top 20 events in the Southeast by the Southeast Tourism Society.

"Alpharetta's Christmas tree is a live tree, and we are very proud to continue to celebrate this tradition with the community" said Mayor Arthur Letchas. "It's such a magical night for the children and their parents."

Letchas and his wife, Sally, will read aloud the children's holiday classic "Twas the Night Before Christmas" as part of the festivities.

A holiday entertainment program will lead up to the lighting of 45-foot live tree with more than 10,000 white twinkling lights at approximately 5:30 p.m., followed by the arrival of Santa and Mrs. Claus on an Alpharetta fire truck.

The entertainment program will feature renowned singer and songwriter James Casto. Alpharetta Recreation and Parks Department's Rhythm n' Shoes Dance Program also will perform.

Children will get a chance to visit with Santa in the Milton Square Park gazebo and share their wishes. Parents may take their own photos.

Children can enjoy free holiday craft activities, and the entire family can snuggle together for an old-time horse draw trolley ride with Black Magic Carriage through Historic Downtown Alpharetta.

The city of Alpharetta will serve complimentary punch and cookies in the park, and the Starbucks Cheer Patrol will warm the evening with free coffee. The Alpharetta Welcome Center invites families to drop in for holiday refreshments, and the Alpharetta Historical Society's Log Cabin will be open for folks to visit and enjoy hot cider and cookies.

The Cannery on Old Roswell Street will offer the fourth in a series of Alpharetta ornaments hand-made from Georgia clay. Other shops and restaurants of Historic Downtown Alpharetta will also feature holiday activities and specials during the Christmas Tree Lighting.

The 31st Annual Christmas Tree Lighting is free to the public. For information call 678-297-6078.

Labels: christmas tree, city of alpharetta, december 7, milton square city park, tree lighting

Come join in the holiday spirit with the entire family at Roswell's annual lighting of Historic Town Square Saturday, Dec. 6. The celebration begins at 5:15 p.m. and is free to the public.

This annual celebration includes performances by the Esther Jackson Singers and the River Eves Choir, followed by a special reading of "'Twas the Night Before Christmas" with Roswell City Councilman Jerry Orlans. Santa Claus will also be making a special visit to the Square, and pictures with Santa will be available at a nominal charge. Enjoy a cup of hot cocoa or Starbucks coffee during the festivities.

Once the Square is aglow, children 12 and under can hop on the trolley to shop for gifts at Santa's Secret Gift Shop. The Gift Shop is at 555 South Atlanta Street at Founder's Square and will be open on Saturday from 6:30 to 8:30 p.m. and Sunday from 1 to 4 p.m. All the gifts at Santa's Secret Gift Shop are under $8 and free gift wrapping is available. Proceeds from the Gift Shop benefit the Roswell Ramblers Senior Citizen Club.

For information, contact Mary Rummell with the Roswell Recreation, Parks, Historic and Cultural Affairs Department at 770-641-3950.

Labels: Georgia, lights, Roswell, roswell historic town square, santa, tree lighting

Brief Background

Prior to December 2007, if a homeowner lost his house due to a bank foreclosure, and the bank forgave any difference between the price it was sold for and what was owed, the homeowner would owe additional income tax on that portion. Yes, it’s hard to believe, but true.

Let’s say the homeowner owed $300,000 on the mortgage, but the foreclosure sale only brought in $200,000. Then the bank forgave the $100,000 shortfall. The homeowner would have been liable for the income tax on the $100,000 debt forgiveness from the bank.

The IRS considered this money effectively paid to the homeowner, and it would be taxable in their top bracket.

Now, because of the unique stresses in the housing industry lately and on our whole economy, in December 2007, Congress stepped in to provide temporary relief in the form of forgiving this debt, but only for the 2007, 2008 and 2009 tax years. After that, the old rule applies again.

To be eligible for this tax relief, the mortgage must be for your principal residence. It does not apply to vacation, investment or other properties. And no more than $2 million of forgiven debt can be excluded from taxable income.

Home Equity Loans

Another very important detail in this temporary tax break is if part of the forgiven debt was a home equity loan and used for purposes other than to build, buy or substantially improve the property, that portion is still taxable. In other words, home equity loans used for vacations aren’t included.

Short Sales

Now, what happens in a short sale? In brief, this can occur when a borrower is behind on the mortgage payments and the lender agrees he can sell his house for less than what is owed on the mortgage. But all proceeds must be turned over to the bank.

The portion of the mortgage the bank forgives, plus any commission expenses or other selling costs, are taxable income if this debt is canceled. Yes, even the commission and selling expenses count.

A homeowner can now receive a $250,000 (single) and $500,000 (married) capital gain exclusion on the sale of their primary residence.

While $7,500 capital gains tax is surely a lot less than the $100,000 canceled by the lender, the homeowner may not think of this or be aware it could happen down the road, perhaps just prior to retirement. And capital gains taxes are always subject to change.

Mortgage Insurance Affected

It is important to also note this act extended mortgage insurance as an itemized deduction all the way through 2010. Yes, there’s a restriction. The mortgage contract has to be entered into between December 31, 2006 and January 1, 2011.

Labels: foreclosure, Georgia, mortgage forgiveness debt relief act, short sale

Close to 1,200 students could be affected by Cherokee County School District's boundary redrawing process that will begin next month.

Boundary focus group meetings will begin Dec. 1.

The redistricting is needed to determine who will attend the new Mill Creek Middle School under construction in southeast Cherokee, which is designed to hold 1,200 students.

The annual process also usually addresses new neighborhoods, population surges and whether adjustments to boundary lines need to be made to reduce overcrowding.

The school board will conduct a public input meeting at 7 p.m. Jan. 29 and will consider voting on the proposed boundaries at 7 p.m. Feb. 5.

The district's first round of meetings will be from 7 to 9 p.m. on Dec. 1 at Holly Springs Elementary, Dec. 2 at Dean Rusk Middle, Dec. 8 at Woodstock Middle, Dec. 10 at Mill Creek Middle, Dec. 11 at Carmel Elementary and Dec. 12 at Woodstock Elementary.

Teasley Middle and Cherokee High will meet together at the high school on Dec. 16, Creekland and Creekview will meet together at the high school on Dec. 17 and Sequoyah High will meet on Dec. 18.

If necessary, the district will conduct a second round of meetings beginning in January.

Holly Spring's second meeting is tentatively set for Jan. 7; Dean Rusk on Jan. 8; Woodstock Middle on Jan. 14; Carmel on Jan. 20; Woodstock Elementary on Jan. 15; Teasley and Cherokee on Jan. 13; Creekland and Creekview on Jan. 12; and Sequoyah on Jan. 6.

District officials will use community input to come up with its recommended school boundaries for the 2009-10 school year, which will require the school board's approval.

The meetings are being conducted earlier this school year to make the process "more in line" with the district's reappointment, transfers, staffing and budget schedule, according to Mike McGowan, director of public information, communications and partnerships.

McGowan added the district has no pre-conceived redistricting plans nor the exact number of students who will be impacted by boundary redrawings.

"It's way too early to know how many students will be affected," he said. "We're just seeking community input."

District officials also have not made any finals plans as far as grade configuration, he said.

Many in the community have suggested using a model similar to the Creekland Middle and Creekview High school configuration, according to the district. There, they opened the middle school with sixth,- seventh-, eighth- and ninth-grade students for the first year. The second year of its operations, when the high school opened, the middle school served only the sixth, seventh and eighth grades.

Little, if any, concerns or questions about redistricting have been raised so far, according to district staff.

"Once the meetings begin, we will all know what parent's concerns are for this year's session," said Russ Sims, assistant superintendent for support services and facilities/construction management.

Sequoyah High PTA Vice President Dede DeCosta of Hickory Flat said she's talked to a few people in passing who had questions about the process.

"It's just a wait and see attitude," said Mrs. DeCosta, whose child is a senior at the school.

Creekland Middle PTSA Vice President Ludi Allen of Avery agreed, saying the questions asked by parents aren't ones of concerns or negativity.

"It's been pretty much quiet," she said.

Labels: Cherokee COunty, creekland middle, Redistricting, sequoyah high school