Brian Vanderhoff's North Fulton Real Estate Blog

Fulton County staff is examining the feasibility of a property tax increase after a Jan. 4 request from Commissioner Tom Lowe.

Commissioner Liz Hausmann said Lowe suggested at the Fulton County Commission meeting that day now would be an appropriate time to revisit the millage rate and proposed a study of raising it. Lowe asked county financial staff to see what an increase of 0.6 mills would look like.

"I do not support that in any shape, manner or form," Hausmann said.

In discussion at the meeting, Hausmann noted that Fulton has a 9.7 percent unemployment rate and its property values are declining. She said Fulton County has a spending problem, not a revenue problem, and now is not the time to be burdening property owners with additional taxes. Many people are struggling just to hold onto their homes.

Hausmann said she favors reducing spending to solve the county's financial problems. The District 3 Budget Committee has examined ways to streamline processes and recommended outsourcing as much as possible. In particular, the committee proposed looking for possible overlaps between Fulton County's health services and Grady Memorial Hospital's health services. The goal is to see how much money is being spent and how services can be delivered more efficiently.

"We've suggested to the county manager that the spending levels for 2012 be at the maximum what they were in the 2010 budget year," she said.

During the meeting, she said none of her constituents had suggested a property tax increase. She asked the community to tell her if a property tax increase is desired, or tell her if it is not desired.

"I personally can't imagine that this is the right time to even consider this, but I want to hear from the people I represent," she said.

The Fulton County Commission will hear back on the millage rate at a workshop held on Jan. 9 at 11 a.m. at the Fulton County government headquarters in downtown Atlanta.

This story will be updated with comments from other Fulton commissioners and staff.

Labels: Fulton County, Property Taxes, Tom Lowe

Interested in a beautiful new home near Holcomb Bridge and Roswell? The Stonewyck community, with new homes by Sharp Residential, is in the perfect location for buyers searching for North Fulton County real estate. This intimate gated community of 18 homesites has homes priced from the $360,000s.

The newest floorplan in the community, The Stonewyck, is perfect for buyers looking for a spacious home with the newest design trends that is a real value. The Stonewyck has a massive two-story great room with fireplace, lined with a curved wall of windows to fill your home with natural light. There is an elegant guest suite adjacent to the gourmet kitchen with raised bartop counter, breakfast area, granite countertops and stainless steel appliances; and that’s just the lower level.

On the upper level, there are three bedrooms in addition to the luxurious owner’s suite, with a tray ceiling and large bathroom. There will be no fighting over closet space with his-and-hers closets. Many rooms in The Stonewyck floor plan have vaulted ceilings as well, which stem from the builder adding gables to the design of the home.

Residents of Stonewyck love its easy access to Ga. 400, North Fulton County location, and access to the amazing public schools the area offers. The Homeowners Association provides for lawn care, giving you maintenance-free living, to be able to enjoy other hobbies instead of yard work.

To visit the Stonewyck community by Sharp Residential, or for more details on the featured floor plan The Stonewyck, call Mike Barsky at (770) 752-0738 or visit www.sharpresidential.com.

Labels: Alpharetta, Fulton, Fulton County, Georgia, Home Buyers, home buying, Home Sales, home selling, homes, houses, milton business alliance, Milton City, North Fulton, Sharp Residential

Fulton County


Schedule at a glance:

● Fall break — Oct. 9

● Thanksgiving break — Nov. 25-27

● Winter break — Dec. 21 - Jan. 4, students start back on Tuesday, Jan. 5.

● Presidents Day weekend break — Feb. 12-15

● Spring break — April 5-9

● Last day — May 21




Bus transportation hotline: 770-969-6091


Meal prices:

● Breakfast — Elementary, 80 cents; middle/high, 95 cents; reduced, 30 cents.

● Lunch — Elementary, $1.35; middle/high, $1.60; reduced, 40 cents.


What’s new: Five new schools and a new start-up charter school open. An expected increase of almost 2,000 students puts Georgia’s fourth largest system at about 90,000. The system also launches the Fulton Institute of Technology, a technical high school. For the first time, schools evaluate teachers on a “value-added” performance system, which measures student progress throughout the year rather than only on standardized tests given once a year.

Labels: Alpharetta, Fulton County, fulton county board of education, fulton county school board, fulton county school system, fulton county schools

There’s no question tax assessors across metro Atlanta have reacted to the continuing real estate collapse. When Fulton County mails out notices June 5, the five major counties will have dropped values for more than 350,000 parcels.

The question taxpayers must now decide is, “Have they gone far enough?”

That’s the central issue in a lawsuit filed last week challenging DeKalb County’s efforts to set 2009 values. The county sent out about 30,000 bills in April, less than half reductions.

Officials admitted they did not include foreclosures in their calculations even though a new state law mandated their consideration. They also raised values for some parcels even though a different state law froze values for three years.

So, last week they redid their calculations and sent out 95,000 notices, this time following the dictates of both new state laws. Hank Ruffin, DeKalb’s interim chief appraiser, said at least 40,000 properties will fall by more than 25 percent.

Still, local lawyer John Woodham filed a lawsuit challenging 2009 taxable values for DeKalb County.

“There’s no way they could have done all that work in three weeks,” said Woodham. “They say the tax digest went down 4 percent. It’s probably at least 12 percent. I don’t think that’s a reasonable number.”

John O’Callaghan, CEO of the Atlanta Neighborhood Development Partnership, agreed. His local nonprofit did a study earlier this year of values in high-foreclosure neighborhoods across the five major metro counties and found the sales prices were often a fraction of their tax appraisals.

The study found median sales prices in three high-foreclosure ZIP codes in south DeKalb were on average 57 percent of the tax appraisal. The same study found ZIP codes in Clayton and Fulton where median sales prices were half or less of the median taxable values. Two Fulton ZIP codes had median sales prices in the $20,000 range but median tax values five times as high.

“It’s seems unlikely you’ll see values set at the levels they should be,” O’Callaghan said.

The continuing real estate crisis certainly has sent assessors scrambling to catch up and understand.

Sales volumes are dramatically down. Foreclosures and increasing rapidly. Distressed sales are becoming the market in many places. For many values are falling. Some pockets are holding their own.

Assessors say all those factors make setting 2009 values extraordinarily difficult. The system of mass appraisal, assessors agree, is designed to make gradual changes year to year and struggles during times of dramatic, swift change. Normally, prices go up each year, allowing assessors to follow a consistent pattern.

But this year, few of the normal patterns hold true. Values in some places values have collapsed under the weight of foreclosures and distressed sales. A computer search for metro Atlanta Friday returned 177 properties for sale at $10,000 or less.

“It really throws several monkey wrenches in the way we normally do things,” Burt Manning, chief appraiser for Fulton. “With some of these low-priced sales, we don’t know has the plumbing been ripped out. Is the air conditioner gone. That’s why we are truly struggling with how low do we go.”

Fulton expects to be the next major metro county to send out revaluations. Plans are to mail about 105,000 notices on June 5. About 95,000 will lower values, Manning said.

Still, Manning said he expects to get complaints that he hasn’t gone far enough. He agreed the department isn’t likely to value homes across wide parts of south and west Atlanta in the $20,000 to $30,000 range.

Property owners who feel their values are still too high have the right to appeal, as long as they got a revaluation notice this year.

But even appeals have a new twist this year as well — an optional appeal system using binding arbitration rather than an appearance before a Board of Equalization.

With the tax system in so much turmoil, assessors say they have no way to predict how many folks will accept their lower values or choose to contest them or choose arbitration versus the traditional system.

In Clayton, where appeals must be filed by June 8, the county’s already taken in 1,800 appeals. However, that’s against 70,000 notices. Clayton lowered the values on nearly 80 percent of its parcels, the most in metro Atlanta.

Rodney McDaniel, chief appraiser in Clayton, said normally the county gets a last-minute flood of appeals, but this year he’s uncertain what will happen next.

Woodham, though, said the actions by assessors should be simple and clear. If sales are consistently in the $20,000 range, then tax values should match those numbers.

“It’s a new world,” Woodham said. “I don’t think they hesitated to raise values the last five years. Their state mandated duty requires these movements downward.”

Labels: dekalb county, drop, five counties, Fulton County, Georgia, tax assessments

West Nile Virus season runs May through October and the Fulton County Department of Health and Wellness cautions residents to use preventive measures to deter mosquito growth in their neighborhoods. Residents are urged to clean areas of standing water and to take precautions when outside.

“We are at the beginning of the season for increased mosquito activity,” says Dr. Kim Turner, Interim Health Director of the Fulton County Department of Health and Wellness. “In 2008, only one human case of WNV was identified in Fulton however 22 mosquito pools were identified throughout the county. It is important for everyone to use preventive measures to protect themselves against the virus.”

Symptoms of WNV include headache, fever, neck discomfort, muscle and joint aches, swollen lymph nodes and a rash. WNV can cause encephalitis (inflammation of the brain) or meningitis (inflammation of the spinal cord and lining of the brain). People with compromised immune systems or other underlying conditions are at greater risk for complications from the disease.

Dr. Turner adds, “Transmission of this potentially serious illness from mosquito to human is high. West Nile Virus is a serious illness but is preventable if we take action to reduce our exposure to mosquito bites.” To reduce exposure to mosquitoes and to reduce the risk of West Nile Virus, the Fulton County Department of Health and Wellness recommends the following:
In January 2009, the Fulton County Board of Commissioners approved an additional $150,000 in contingency to support mosquito control activities of the Fulton County Department of Health & Wellness, to prevent West Nile Virus.

Mosquitoes need water to breed. They can breed in any puddle or standing water that remains more than four days. By removing areas of standing water, breeding grounds can be eliminated to reduce the number of mosquitoes:

• Dispose of old tires. Regularly empty any metal cans, ceramic flowerpots, bottles, jars, buckets, and other water-holding containers on your property.

• Turn over plastic wading pools, outdoor toys and wheelbarrows when not in use.
• Repair leaky pipes and outside faucets.
• Keep gutters cleared and sloped to the downspout.
• Drill holes in the bottom of recycling containers that are left outdoors.
• Keep swimming pools clean and properly chlorinated. Remove standing water from pool covers.
• Make sure windows and screens are in good condition.
• Purchase and use Mosquito Dunks (a larvicide used to kill mosquito larvae) to control mosquitoes in areas with standing water and in containers that cannot be dumped.
Mosquitoes that carry the West Nile Virus bite during the evening, night and early morning. Take precautions to protect yourself and your family during these periods.
• Use insect repellent containing the active ingredient N, N-diethyl-m-toluamide (DEET). Spray the top of your clothing and exposed skin. Be sure to follow the instructions on the label.
• Wear long-sleeved shirts, long pants, and socks when outdoors, especially at dawn and dusk.

For more information on West Nile Virus and prevention methods, call the Mosquito Hotline: 404-730-5296 or contact the Fulton County Department of Health and Wellness; Division of Environmental Health at (404) 730-1301. Also, more information is located on-line at http//:www.fultoncountygahealth.org

Labels: Fulton County, Georgia, west nile virus

Health officials have confirmed two cases of H1N1 (Swine Flu) in Fulton County. One case involves a 6-year-old girl from Roswell. The child attends kindergarten at Amana Academy, a Fulton County Public Charter School. The child was not hospitalized. The second case involves a 54-year-old male from Roswell with a travel history that includes Mexico. He was not hospitalized. Both cases are mild and unrelated to one another and both individuals have already recovered.

“We want to assure the public that we are well prepared and the public’s health is well protected,” said Fulton County Manager Zachary Williams. “The Fulton County Department of Health and Wellness has been diligent in their education efforts in the community and has been working closely with the state and the CDC throughout this matter.”

Currently, Fulton County Health Department officials are confirming there are no more probable cases of H1N1 in Fulton County at this time. Additionally, the Fulton County Department of Health and Wellness is continuously in communication with the Georgia Division of Public Health and the Centers For Disease Control (CDC) to identify any new cases, and advise healthcare providers and the public regarding potential cases in Fulton County.

Fulton County health officials are recommending that residents take the following proactive measures to protect themselves and their families from H1N1:

Cover your nose and mouth with a tissue when you cough or sneeze. Discard the tissue after you use it.
If you do not have a tissue, sneeze or cough into your elbow and not your hand. This can help prevent germs from spreading.
Wash your hands often with soap and water, especially after you cough or sneeze. Alcohol-based hand cleaners are also effective.
Avoid touching your eyes, nose or mouth. Germs spread that way.

For more information, please call the Fulton County H1N1 Hotline at 404-730-6522 or 404-730-1211 or 404-730-1279.

Labels: Alpharetta, Fulton County, Roswell, swine flu

Counties might be forced to raise taxes because so many homes have lost value

Property owners rushed to county tax offices around metro Atlanta on Monday to file paperwork showing the foreclosure crisis has cost them so much value that their taxes should be reduced.

The push to lower taxes with property tax returns threatens in coming months to reduce tax collections for already cash-strapped local governments across the state — or force local officials to raise property taxes during a deepening recession.

Officials in Clayton and Fulton reported lines of filers crowding offices Monday ahead of the April 1 deadline, contending their properties had lost value during what many folks are calling a real estate depression. The deadline for Gwinnett and DeKalb counties passed March 2.

Property owners in most Georgia counties have until the close of business Wednesday to file their returns. They will also be accepted with an April 1 postmark.

How to file

April 1 is the final day to file a property tax return and lower tax values for 2009. The deadline for 2009 has already passed for properties in Gwinnett and DeKalb counties.

Here’s who to contact or where you can go in Clayton, Cobb and Fulton:


Clayton County Board of Tax Assessors

Chief Appraiser: Rodney McDaniel

P.K. Dixon Annex 2

Second Floor

121 S. McDonough Street, Jonesboro, GA 30236

Office (770) 477-3285 Fax (770) 477-4566

www.co.clayton.ga.us/tax_assessor/index.htm


Cobb County Board of Tax Assessors

Phillip Y. Hogsed, Sr.

736 Whitlock Avenue, Suite 200

Marietta, GA 30064

Office(770)528-3100 Fax (770) 528-3118

e-mail: cobbtaxassessor@cobbcounty.org

www.cobbassessor.org/Main/Home.aspx


Fulton County Board of Assessors

Burt Manning, Chief Appraiser

141 Pryor Street, Suite 2052

Atlanta, GA 30303

(404) 612-6440 phone / (404) 224-0417 fax

www.fultonassessor.org/Main/home.aspx

Labels: assessments, Fulton County, Homeowners, Property Taxes

Rates on 30-year mortgages plunged this week to the lowest level since January, and are poised to fall further after the Federal Reserve launched a new effort to prop up the flailing housing market.

Mortgage finance giant Freddie Mac said Thursday that average rates on 30-year fixed-rate mortgages dropped to 4.98 percent this week.

That was down from 5.03 percent last week. It was the lowest since the week of Jan. 15, when it was at 4.96 percent.

The rate quotes included in Freddie Mac's survey were taken before the Fed said Wednesday it will pump $1.2 trillion into the economy in an effort to lower rates on mortgages and other and loosen credit. That is expected to drive mortgage rates down further.

Labels: 30 year mortgages, Alpharetta, falling, Fulton County, Georgia, Mortgage Rates, Roswell

Fulton County, home of Georgia’s capital and its biggest city, continued to grow last year along with other metro counties despite the economic downturn, according to U.S. Census Bureau estimates released Thursday.

Fulton County tipped past the one-million person mark — the first county in the state to reach that milestone. Several of the metro area’s outlying counties had the fastest growth rates in the country, the census bureau reported, citing the latest numbers available. The new census figures reflect population growth measured from July 1, 2007, to July 1, 2008. Fulton’s population was recorded as 1,014,932 residents as of last summer, up from 992, 472 the year before.

But economists say metro Atlanta population growth has likely slowed somewhat since last summer, due to the severe economic downturn. Even so, they don’t expect the area to lose any ground population wise, and predict it will continue to outpace growth nationally.

“What happened in September (2008) was a game-changer,” said University of Georgia economic forecaster Jeff Humphreys. “It will have an impact on the state’s rate of growth, but it will not result in negative growth.”

One indication of the economic decline was a dramatic dip in residential building permits. Metro Atlanta saw a 56 percent drop in residential building permits in the first 11 months of 2008, compared with the number in the same period in 2007, said Mike Alexander, Research Division Chief of the Atlanta Regional Commission.

Even with the big slowdown, metro Atlanta is still fourth in the United States in total residential building permits issued in 2008, Alexander said.

Lynne Riley, a Fulton County Commissioner representing Alpharetta, Johns Creek and other northern cities, said the numbers show Fulton “is a thriving and robust community.”

Forsyth County, with 168,060 residents, was once again ranked as one of the fastest-growing counties in the nation — it was fifth — with a percentage growth rate of 6.3 percent. Six of the 50 fastest-growing counties in the nation — Forsyth, Barrow, Paulding, Jackson, Bryan and Coweta — were in Georgia. The state had 14 of the top 100 fastest-growing counties.

The Atlanta metro area, which consists of 28 counties, is now the eighth largest in the nation with 5,376,285 people. Atlanta ranks just behind the Miami metro area and just ahead of the Washington D.C. area.

The census bureau said the Atlanta metro area was number four in the nation in terms of numeric growth, adding 114, 989 people last year.

Labels: economy, Forsyth County, Fulton County, Georgia, Growth

Facts about St. Patrick's Day Holiday

St. Patrick’s Day is observed on March 17 because that is the feast day of St. Patrick, the patron saint of Ireland. It is believed that he died on March 17 in the year 461 AD. It is also a worldwide celebration of Irish culture and history. St. Patrick’s Day is a national holiday in Ireland, and a provincial holiday in the Canadian province of Newfoundland and Labrador.

In Ireland on St. Patrick’s Day, people traditionally wear a small bunch of shamrocks on their jackets or caps. Children wear orange, white and green badges, and women and girls wear green ribbons in their hair.

Many cities have a St. Patrick’s Day parade. Dublin, the capital of Ireland, has a huge St. Patrick’s Day festival from March 15-19, that features a parade, family carnivals, treasure hunt, dance, theatre and more. In North American, parades are often held on the Sunday before March 17. Some paint the yellow street lines green for the day! In Chicago, the Chicago River is dyed green with a special dye that only lasts a few hours. There has been a St. Patrick’s Day parade in Boston, Massachusetts since 1737. Montreal is home to Canada’s longest running St. Patrick’s Day parade, which began in 1824.

Facts about Saint Patrick

St. Patrick was born in 385 AD somewhere along the west coast of Britain, possibly in the Welsh town of Banwen. At age 16, he was captured and sold into slavery to a sheep farmer. He escaped when he was 22 and spent the next 12 years in a monastery. In his 30s he returned to Ireland as a Christian missionary. He died at Saul in 461 AD and is buried at Downpatrick.

Facts about the Irish

34 million Americans have Irish ancestry, according to the 2003 US Census. That’s almost nine times the population of Ireland, which has 4.1 million people.

Some American towns have “Irish” names. You could visit: Mount Gay-Shamrock, West Virginia; Shamrock Lakes, Indiana; Shamrock, Oklahoma; Shamrock, Texas; Dublin, California and Dublin, Ohio.

The harp is the symbol of Ireland. The color green is also commonly associated with Ireland, also known as “the Emerald Isle.”

The Irish flag is green, white and orange. The green symbolizes the people of the south, and orange, the people of the north. White represents the peace that brings them together as a nation.

The name “lephrechaun” has several origins. It could be from the Irish Gaelic word “leipreachan,” which means “a kind of aqueous sprite.” Or, it could be from “leath bhrogan,” which means “shoemaker.”

Facts about Clovers

According to the Guinness Book of World Records, the highest number of leaves found on a clover is 14!

One estimate suggests that there are about 10 000 regular three-leaf clovers for every lucky four-leaf clover.

Legend says that each leaf of the clover means something: the first is for hope, the second for faith, the third for love and the fourth for luck.

Labels: Alpharetta, Cumming, Fulton County, fun facts, Georgia, Roswell, st patricks day

Students may be able to choose the high school they attend depending on the success of the Open Enrollment Pilot Program at a handful of Fulton County high schools over the next two years.

The Fulton County School Board approved the pilot program in five high schools, including Johns Creek and Alpharetta high schools, allowing students to transfer into those facilities beginning in the 2009-2010 school year. The pilot program will be in place for two years, and school board members hope the program will then expand to include all high schools in Fulton County, giving students and parents a variety of options.

"This has been something we've talked about in the past, but in all honesty, it's scared off every superintendent we've ever had [prior to Supt. Cindy Loe]," said Alpharetta Board member Katie Reeves. "I think it's a really great thing for families in Fulton County."

The issue came to a head during the contentious redistricting process for the new Johns Creek High School last year, with many families upset with the forced moves to other schools. Reeves said open enrollment will mitigate many of those concerns in future redistrictings.

"This is a bold step that really has our parents, families and students' best interest at heart," said Reeves. "I think it's great and it will be interesting to see how it turns out."

The three other schools in the pilot program include Creekside, Langston Hughes and Tri-Cities high schools in South Fulton. In addition, North Springs and Riverwood high schools in Sandy Springs are eligible for open enrollment, but since these are charter schools the selection process is outlined in each school's charter.

Centennial High School was originally on the list, but removed and replaced with Alpharetta High School when enrollment figures were questioned by Roswell board member Linda Schultz.

"I'm baffled how we can have portables at Centennial and still have them on the list [for availability]," she noted during the first reading of the proposal at January's school board meeting.

Centennial is projected to be significantly over enrollment during the next two years, while Alpharetta will be at or just above its state capacity.

High schools eligible to participate in the Open Enrollment Pilot Program must have capacity in their schools for the next two years. Originally, the staff proposed setting a minimum of two classrooms available – approximately 50 open seats – for the next two years, but removed that criterion at the request of the board.

Reeves said to leave it at 50 below capacity would effectively take every North Fulton high school off the eligibility list.

"If this is to be a true open enrollment choice for North Fulton, then we need to make the transfers more manageable for the pilot years," said Reeves. "If there's room, let them go. If you say there has to be 50 spaces then there aren't going to be any North Fulton schools open. Ever."

Martha Greenway, deputy superintendent for Fulton Schools, said steps must be taken to ensure schools are not forced to take students they cannot accommodate, and therefore "disenfranchising" students already in the attendance zone. The staff did not recommend adding any more schools to the list of pilot schools.

"In general [principals] are supportive of the concept and committed to make it work successfully," said Greenway. "[But] there was unanimous consent that schools that are overcrowded should not be eligible for receipt of transfer students, even if they have some students transferring out."

In particular, schools that were provided relief through redistricting should not be refilled to the point of their previous overcrowding, she added.

Only high schools will be considered at this point for open enrollment, noted school officials, since those buildings have the most flexibility in how space is used. The school system will use the state capacity as the figure to determine if schools have the necessary room to take transfer students.

Schools are now working on providing information to students on the open enrollment process and how to submit applications.

Labels: Alpharetta, Fulton County, high schools, Johns Creek, open enrollment

Eight Fulton County high schools are “AP Honor Schools” according to a recent announcement made by the Georgia Department of Education. Advanced Placement, or AP, classes and exams are administered by the College Board and offer rigorous college-level learning options to students in high school.

The 2009 AP Honor Schools are named in three categories based on the results of 2007-08 AP classes and exams: (1) AP Challenge Schools (schools with fewer than 900 students that offer AP classes in core content areas); (2) AP Access and Support Schools (schools with higher percentages of minority students taking AP classes and scoring highly) and (3) AP Merit Schools.

The AP Merit Schools distinction recognizes those with at least 20 percent of students taking AP exams and with at least half of those exams receiving a score of three or higher. Eight of the 27 schools in this category are from the Fulton County School System. This is the second consecutive year that each have been named AP Merit Schools.

· Alpharetta High School

· Centennial High School

· Chattahoochee High School

· Milton High School

· North Springs Charter High School

· Northview High School

· Riverwood International Charter School

· Roswell High School

The College Board administers AP exams each spring, with scores ranging from one to five. Students who receive a three, four or five on AP exams are eligible receive college credit or may be exempt from some introductory college courses.

Labels: alpharetta high school, ap honor schools, centennial, Chattahoochee, Fulton County, georgia department of education, High School, Milton High School, north, Northview, riverwood, roswell high

City homeowners have until March 1 to file their applications for Homestead Exemption with Fulton County, but only those who have not applied previously or who qualify for new exemptions need to fill out the paperwork.

There are four categories of exemptions: Basic, Senior Basic, Additional Senior and Full Value. To qualify for any Homestead Exemption, homeowners must have owned and occupied their home as their primary residence as of January 1 of the application year.

Applications must be filed with the Fulton County Tax Assessor's Office, not the City.

Basic Homestead Exemption
$15,000 off assessed value of the residence.
No age or income requirements.
Automatically extended to all City homeowners who have previously qualified for the County's Standard Exemption.
For homeowners not previously qualified, application with the Fulton County Tax Assessors Office for the County's Basic Exemption also serves as application for the City's Basic Exemption.
Senior Basic Exemption
$15,000 off the assessed value of residence.
Age requirement - 65 years or older as of January 1 of the year in which application filed.
No income requirement.
Automatically extended to homeowners who have previously qualified for the County's Senior $10,000 Exemption.
Application with the Fulton County Tax Assessors Office in person by March 1 for all other seniors.
Proof of age must be presented.
Seniors who are not eligible for the County's Senior Exemptions, or who have not even applied for them because their income is too high, should take special note of this Exemption and the filing requirements.

Additional Senior Exemption
$10,000 off the assessed value of residence.
Age requirement - 65 years or older as of January 1 of the year in which application filed.
Income limited to the maximum amount allowed under Social Security for an individual and spouse.
Automatically extended to any homeowner who has qualified for the County's senior $10,000 Exemption.
For homeowners not previously qualified, application with the Fulton County Tax Assessors Office for the County's senior $10,000 Exemption also serves as application for the City's Additional Senior Exemption.
Proof of age and income must be presented.
Full Value Exemption
Age requirement - 70 years or older as of January 1 of year in which application filed.
Also available to disabled individuals.
Income limited to maximum amount allowed under Social Security for individual and spouse.
Automatically extended to any homeowner who has previously qualified for the County's Full Value Exemption.
For homeowners not previously qualified, application for the County's Full Value Exemption also serves as application for the City's Full Value Exemption.
Proof of age and income must be presented.
Senior homeowners are also eligible for an exemption that eliminates payment of the .25 mill of property tax to the State of Georgia. The Fulton County Tax Assessors Office can provide details.

For details regarding eligibility requirements and proper methods of applying for Homestead Exemptions, please contact Fulton County Tax Assessors Office at 404-224-0102 or visit the Tax Assessor's Web site. The District 3 Office is located in the Royal 400 Office Park, 3155 Royal Drive, Alpharetta.

Labels: Fulton County, Homestead Exemption, march 1

Fulton County Commissioner Robb Pitts wants to see foreclosed homes put to better use – by giving them away to police officers.

"This is all still a work in process," said Harriet Thomas, a representative with Pitts office. "We're still working out all the details."

According to Pitts, the subprime market collapse has led to an overwhelming amount of vacant homes in Fulton County, which negatively impacts the community.

"I would like to see these single family homes occupied by police officers," he said, in a written statement.

His tentative plan would offset low police department salaries by allowing officers to purchase homes on a down payment of just $2,500 with a 15-year service commitment to the department.

"Since most jurisdictions cannot pay police officers what they deserve, providing free homes to them would be a substantial supplement to their salaries and a good tool for recruitment and retention," said Pitts.

The program would require officers to pay all taxes, insurance, utilities, maintenance and make the residence their primary home. If they fulfilled the service agreement, at the end of 15 years they would be handed the deed to the home.

"The way we're looking at it, we're not trying to expend county money," said Thomas.

Pitts and his staff are researching ways to give banks incentive to help get the program off the ground, including the offering of tax credits. It's a program Pitts hopes can be replicated throughout the state and country.

Meetings with community leaders and mortgage lenders are being set up, according to Thomas. Pitts is hoping to have a better idea whether the program is feasible within a month, she said.

Labels: foreclosed homes, Foreclosures, Fulton County, Georgia, police officers, rob pitts

Fulton County is not prepared to raise water and sewer rates again, at least not yet.

Despite the fact that county staff insists a 10 percent rate increase is necessary to achieve its debt service requirement, the Fulton County Board of Commissioners held off on taking any action on the item for 45 days during their Dec. 17 meeting. "I'm not ready to impose a rate increase without some kind of true strategy for capital planning," said Commissioner Lynn Riley.

The request to increase the rates once again comes only months after the rates were increased by 17 percent. However, because water usage was down by nearly 24 percent between October 2007 and October 2008 the county could be in trouble with its bond repayment.

The bond, which was taken out on the system expansion, requires that money coming in is slightly above the bond repayment amount. But because more water and sewer customers have implemented conservation in their usage and other jurisdictions have raised their water and sewer rates against the county, something must be done so that Fulton doesn't find itself having trouble repaying its debt.

County Finance Director Patrick O'Conner told said the county could receive a bad credit rating if the rate increase is not approved. In fact, he believes non-approval could impact the issuance of recently approved library bonds.

"I'm philosophically opposed to the additional rate increase, but because of language in the bond formula we might have to [increase rates]," said Commissioner Robb Pitts.

Still, until they have a much better handle on how water and sewer systems are managed, Riley won't approve an increase, she said.

"All of these issues give me great concern," said Riley.

Commissioner Emma Darnell requested a short, comprehensive analysis of the operational budget in terms of personnel, equipment and cost per unit before the item comes back before the commission in January.

Labels: Fulton, Fulton County, Increase, Rates, water

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

Thousands of Fulton County taxpayers are due refunds now that a judge has overturned the county’s efforts to bill taxpayers to correct a series of errors the county made during the past three years.

Whether they get the refunds depends on whether Fulton County accepts Friday’s ruling by Superior Court Judge Jerry Baxter or files an appeal. County attorney Larry Ramsey said Monday that hasn’t been determined.

Baxter ruled Friday that homeowners whose exemptions were changed, bills recalculated and required to pay three years’ worth of back taxes should first have been given the chance to appeal. Baxter’s order said “there are substantial issues regarding the legality of retroactive billing.”

The ruling came in response to a class-action suit filed by Sandy Springs lawyer Bob Proctor, who has sued Fulton during the past decade on how Fulton assesses and collects taxes.

“It was the height of arrogance for the tax assessors to change people’s tax liabilities without giving them the chance to appeal,” said Proctor. “The judge agreed with me.”

The ruling and the refunds involve about 12,400 tax bills Fulton sent out in August to fix miscalculations stemming from a state law passed in 2004 that was aimed at slowing property tax increases caused by ever-increasing assessments. The law makes minor yearly increases in the county’s homestead exemption to compensate for the increasing property values.

The bill took effect with the 2005 tax year. However, Fulton made a series of mistakes applying the new rules to a few properties. Officials caught the mistakes in late 2006 but didn’t get them fixed until this year.

So some owners face corrections from 2005 forward.

In all, Fulton re-billed for more than $1.3 million in overdue taxes and also sent out more than $1 million in refunds. Friday’s ruling does not affect the refunds, officials said.

County Manager Zachary Williams said it was too early to know what the refunds might mean to Fulton County operations. The money would cut revenue in fiscal 2008, which ends Dec. 31. And, it would impact what Fulton can do next year. The budget proposal is due out by Nov. 15.

“We will do everything we can to avoid impacts to critical services,” he said.

Labels: Fulton County, fulton county taxes, Tax Refund

Apple Picking Resource Guide - go Apple picking in Milton, Georgia!

Want a unique, fun activity for fall in the Milton, GA area? This is where you can find Milton area apple picking orchards, apple farms, apple festivals for Milton and Fulton County, Georgia.

Here is a list of the best 'pick your own' Georgia apple orchards and apple farms that offer the best apple picking in and around Milton, Georgia!

Northern Region

B.J. Reece Apple House
9131 Hwy 52 East
Ellijay, GA 30536
Gilmer County, Georgia
Phone: (706) 276-3048
Website: www.reeceorchards.com

H & H Orchards
106 Colvin Drive
Locust Grove, GA 30248
Henry County, Georgia
Phone: (678) 432-6555

Hazel Creek Cider, Inc.
227 Smiling Apple Drive
Mount Airy, GA 30563
Habersham County, Georgia
Phone: (706) 754-4899

Hillcrest Orchards
9696 Highway 52 East
Ellijay, GA 30540
Gilmer County, Georgia
Phone: (706) 273-3838 / (706) 276-114

Hillside Orchard Country Store
18 Sorghum Mill Drive
Lakemont, GA 30576
Rabun County, Georgia
Phone: (706) 782-2776
Website: www.hillsideorchard.com

Jaemor Farm Market
5340 Cornelia Hwy. 365
Alto, GA 30510
Haberhsam County, Georgia
Phone: (770) 869-3999 or (770) 869-0999

Little Bend Orchards
3385 Tails Creek Road
Ellijay, GA 30540
Gilmer County, Georgia
Phone: (706) 635-5898

Mack Aaron Apple House
Ellijay, GA 30540
Gilmer County, Georgia
Phone: (706) 273-3600

Mercier Orchards
P.O. Box 425
Blue Ridge, GA 30513
Fannin County, Georgia
Phone: (706) 632-3411
Website: www.mercier-orchards.com

Mountain View Orchards
2984 Mobile Road
McCaysville, GA 30555
Fannin County, Georgia
Phone: (706) 492-7753

Oak Hill Orchards
4986 Highway 52 East
Ellijay, GA 30540
Gilmer County, Georgia
Phone: (706) 273-3644

Panorama Orchards
P.O. Box 157
East Ellijay, GA 30539
Gilmer County, Georgia
Phone: (706) 276-3813 or 3812, Pick your own: 2

R&A Orchards
5505 Highway 52 East
Ellijay, GA 30540
Gilmer County, Georgia
Phone: (706) 273-3821 or (706) 273-2639

Red Apple Barn (Little Bend Orchard)
3379 Tallscreek Rd.
Ellijay, GA 30540
Gilmer County, Georgia
Phone: (706) 635-5898 or (706) 635-7674

T L C Orchard
4480 Cannon Bridge Road
Clarkesville, GA 30523
Habersham County, Georgia
Phone: (706) 754-1620

Twin River Orchard
Cannon Bridge Road
Demorest, GA 30535
Habersham County, Georgia

Southern Region

Burton Brooks Orchard Corporation
Barney, GA 31625
Brooks County, Georgia
Phone: (229) 775-2710

L & R Orchards
Sylvester Highway
Moultrie, GA 31768
Colquitt County, Georgia
Phone: (229) 985-8800

Apples are one of the easiest fruits to gather – even for little hands. Here are a few tips to get the most out of your apple picking experience:

- Apples on the outside of the tree tend to ripen first. Because there are so many varieties, color isn’t necessarily an indication of ripeness. If you’re not sure, ask.
- When going to pick your own apple picking farms, choose firm, bruise-free fruit and place it gently in your basket (just throwing them in will make them bruise and go bad more quickly).
- To increase shelf life, keep your apple haul in a cool, dry place, like a basement. Don’t wash them until you use them. Then bring on the apple pies, sauce and cider!

Labels: apple orchards, apple picking, city of milton, Fulton County, Georgia

The Milton City Council has decided to approach the question of crafting a sewer policy like a chef approaching an onion – one layer at a time.

On Monday, the Milton City Council peeled the first layer of what will be an ongoing effort to sort out which properties can have sewer and under what circumstances.

Unlike most communities, Milton has used sewer – or lack thereof – as a growth management tool. Sewer, many argue, will bring density which will despoil the semi-agrarian grandeur of their slice of paradise.

Fulton County approved many properties for sewer before Milton became a city on Dec. 1, 2006. Many property owners have permission from the county to hook up to its public sewer system. Some have started construction. All they need is city permission to connect.

But the community's sewer-phobia made the city hall staff reluctant to give the property owners and developers the go-ahead to the next phase. In all, about 30 projects needed to be resolved. City officials whispered they feared lawsuits awaited.

The City Council on Monday decided to focus on the immediate problem.

It set a mini-policy allowing projects to proceed within Fulton County's map of sewer service if they have land development permits and have actually started building.

And, as with another previous case of similar circumstances, the City Council emphasized its decision was not a precedent.

About a dozen speakers in the audience of about 45 took the lectern to argue for or against the changes.

Resident Curtis Mills reminded the City Council that a city-sponsored survey showed that an overwhelming majority of people wanted no sewer expansion in Milton. Francisca Lindon fretted that the city could easily end up on a slippery slope if the council didn't deliberate carefully.

Developer Sean Connelly said no one wants to go to court, but at some point, some developers may feel they have no choice. Developer John Adams cautioned the council to remember all the people employed by jobs that development creates.

The next layer to be peeled at a future meeting deals with projects with all the appropriate approvals, but that haven't started moving dirt. Then there are other layers, such as projects in the sewer service map that haven't received appropriate permits, and so on.

Labels: city of milton, Fulton County, milton city council, sewer hookups