Brian Vanderhoff's North Fulton Real Estate Blog

The 3rd Annual Discover Woodstock Scavenger Hunt will take place August 21st- Sept 5th . The Discover Woodstock Scavenger Hunt will take participants on a journey through Woodstock. This two week long challenge consists of 100 challenges featuring various things around Woodstock. Teams will take photos to show which challenges in the scavenger hunt they completed. Free event to take part in! Top teams will win great prizes! 1st Place team will win a $100 Downtown Dollars Gift Certificate and other great prizes donated by Downtown Woodstock merchants. Scavenger Hunt activity list will be posted on August 21st at 9 am on VisitWoodstockGa.com and hard copies will be available at the Woodstock Visitors Center at 10 am on August 21st For more information, and rules, please visit VisitWoodstockGa.com

Labels: Woodstock, Woodstock Ga, Woodstock Georgia Free Activities, Woodstock Georgia Scavenger Hunt

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Brian and Jennifer Vanderhoff Vanderhoff Real Estate (770) 331-1206 homes@400n.com http://www.vanderhoffhomefinder.com    Listed by: Vanderhoff REal Estate

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Labels: city of woodstock, Woodstock

Our mothers have done so much for us, and there’s no way we can repay them with just one day a year. We can give it our best shot, though, and this Sunday is the day. If you plan to take mom to a Mother’s Day brunch, check out the Best of the Big A’s list of favorite mom-friendly brunch spots chosen by readers and our staff.If you’re looking for other ways to entertain mom, try these events.

Shirley Caesar, Kirk Franklin and James Fortune. Some of gospel music’s most formidable talents join forces for a Mother’s Day weekend celebration. 8 p.m. May 8. $43.50-$48.50. Boisfeuillet Jones Atlanta Civic Center, 395 Piedmont Ave., Atlanta. 404-523-6275, www.atlantaciviccenter.com.

Komen Atlanta Race for the Cure 2009. Includes a 5K run/walk and one-mile walk, breast cancer survivor recognition ceremony and an expo of race sponsors. Benefits the Susan G. Komen for the Cure Greater Atlanta Affiliates. 6:45 a.m. registration; 7:45 a.m. one-mile family walk; 8:30 5K; 9:15 a.m. survivor ceremony. May 9. $35; $30-25 advance. Additional fund-raising encouraged through Web site. Atlantic Station, 171 17th St. N.W., Atlanta. 404-459-8700, www.komenatlanta.org.

25th Annual Gardens for Connoisseurs Tour. Twelve gardens are featured on the tour. 10 a.m.-5 p.m. May 9-10. $30; $20 advance. Atlanta Botanical Garden, 1345 Piedmont Ave. N.E., Atlanta. 404-876-5859, www.atlantabotanicalgarden.org.

Build a Birdhouse With Mom. 10 a.m. May 9. $5 per house. Scottsdale Farms Garden Center, 15639 Birmingham Highway, Alpharetta. 770-777-5875, www.scottsdalefarms.com.

Colors Festival of Arts. This annual festival — now in its 19th year — takes place every Mother’s Day weekend and includes original crafts, performing arts, children’s activities and festival foods. 10 a.m.-6 p.m. May 9-10. Free. Historic Roswell, Canton Street at Norcross Street. 770-640-3253, www.cvb.roswell.ga.us.

Mother’s Day Crafts. 10 a.m.-1 p.m. May 9. $8; reservations required. Autrey Mill Nature Preserve, 9770 Autrey Mill Road, Alpharetta. 770-360-8844, www.autreymill.org.

20th Annual Indian Festival and Pow Wow. Celebration of mothers and Mother Nature includes American Indian dance competition, warriors on horseback, buffalo show, primitive skills demonstrations, living tipi village, reptile show and arts and crafts vendors. Native cuisine includes gator tail, buffalo, Indian fry bread and pima wraps. 11 a.m.-9 p.m. May 9; 11 a.m.-7 p.m. May 10. $9; $5 children; ages 5 and younger free. Boling Park, 1162 Marietta Highway, Canton. 770-720-7674, www.rthunder.com.

“Simon Kidgits Super Duper Mini Chefs.” Hands-on activities include food-related arts and crafts projects, prize giveaways and a local food drive. 2-4 p.m. May 9. $5. Gwinnett Place Mall, 2100 Pleasant Hill Road, Duluth. 770-476-5160, www.simon.com/mall/default.aspx?ID=205.

Homemade Spa Gifts for Mother’s Day. Easy to make gifts to pamper mom include bath fizzies, herbal bath teas, and salt scrub - made with natural ingredients such as oatmeal, herbs, salt, and pure essential oils. 3-5 p.m. May 9. $20. Oakhurst Community Garden Project, 435 Oakview Road, Decatur. 678-642-4977, www.oakhurstgarden.org.

Mother’s Day High Tea. Also, free admission to Bulloch Hall, Barrington Hall and Smith Plantation Home. 4 p.m. May 9. $35. Bulloch Hall, 180 Bulloch Ave., Roswell. 770-992-1731, www.bullochhall.org.

“Mozart for Motorheads” Vintage Car Show 2009. Certainly one of the more unusual ways to celebrate Mother’s Day weekend, this event combines a Mother’s Day arts and crafts fest with classic cars and music from the DeKalb Symphony Orchestra. Picnics and blankets encouraged. 4-8:30 p.m. May 9. Free. Stone Mountain Village, Main Street, Stone Mountain. 770-498-7334, www.stonemountainvillage.com.

Mother’s Day “Walk to Empower.” A 5K walk around the golf course. Meet at Blue lot (corner of Powers Ferry Road and Stella). Benefits Breast Cancer Network of Strength. 6:30 a.m. registration; 8 a.m. walk. May 10. Participants are encouraged to fund-raise through the website (minimum $100 for T-shirt) . Chastain Park, 135 West Wieuca Road N.W., Atlanta. 1-877-963-7223, https://walk.networkofstrength.org.

Mother’s Day High Tea. Teas and delectables. Reservations required. 11 a.m., 1, 3 p.m. May 10. $50; includes garden admission. Atlanta Botanical Garden, 1345 Piedmont Ave. N.E., Atlanta. 404-876-5859, 404-370-0856, www.atlantabotanicalgarden.org.

Historic Home Tours. Bulloch Hall, Barrington Hall and Smith Plantation Home offer free tours for Mother’s Day. 1-3 p.m. May 10. Free. Bulloch Hall, 180 Bulloch Ave., Roswell. 770-992-1731, www.bullochhall.org.

Atlanta Symphony Orchestra: How the Gimquat Found Her Song. A Mother’s Day special in which an imaginary creature explores musical history from Gregorian chants to jazz. Platypus Theatre joins conductor Jere Flint and the orchestra for this family concert. 1:30 and 3:30 p.m. May 10. $15-$20. Atlanta Symphony Hall, 1280 Peachtree St. N.E., Atlanta. 404-733-5000, www.atlantasymphony.org.

Mother’s Day Gospel Concert. With Swanee Quintet, Lil Dave and the Soulful Knights. 5 p.m. May 10. $15; $12 advance. College Park City Auditorium, 3631 Main St., College Park. 404-669-3773, www.collegeparkga.com.

Bobby Womack, Charlie Wilson and Joe. Three R&B greats come together to serenade Atlanta’s moms. Womack is a legend of soul who was just inducted into the Rock and Roll Hall of Fame. Wilson is the former lead singer of the Gap Band, now a solo artist. Columbus-born Joe is an R&B balladeer of more recent vintage who is probably best known for his No. 1 duet with Mariah Carey, “Thank God I Found You.” 8 p.m. May 10. $66-$76. Boisfeuillet Jones Atlanta Civic Center, 395 Piedmont Ave., Atlanta. 404-523-6275, www.atlantaciviccenter.com.

Labels: Alpharetta, Atlanta, Cumming, Events, Georgia, mothers day, Roswell, Woodstock

The economy is tanking, grocery bills are climbing and food safety scares are on the rise. For the 43 million Americans planning a vegetable garden this spring, growing your own is a matter of dollars and sense.

Food gardening will jump 19 percent this year over last year, according to a new survey by the National Gardening Association (NGA). Homeowners with shrinking household budgets are looking for help in their own backyards. Can planting a veggie patch really save you money? Government agencies and gardening organizations say yes.

Every $100 spent on vegetable gardening yields $1,000 to $1,700 worth of produce, the U.S. Department of Agriculture estimates. That’s a serious hedge against skyrocketing food prices, expected to jump another 5 percent this year.

You’ll get a half-pound of edibles from every square foot of ground devoted to backyard crops, NGA experts say. Even a modest garden (15-by-15-feet) can produce more than 100 pounds of garden-fresh tomatoes, salad greens, vegetables and herbs. Better flavor and bragging rights come with the harvest.

Planting a vegetable plot and keeping it productive isn’t that hard if you start small, keep the basics in mind and plant reliable varieties. Take it step-by-step:

Lead with Location – A sunny, well-drained spot close to a water spigot is ideal. Leafy greens tolerate some shade, but other crops want eight hours of sun daily.

Suitable soil – Adding organic material is the key to an easy-care garden. It loosens stiff soil, helps retain moisture and nourishes important soil organisms. Good “ingredients” include manure, humus and chopped-up leaves. Spread a 4-inch layer of amendments on your plot and till into the top 9 to 12 inches.

Fertilize Faithfully– All edible plants remove some nutrients from the soil, and can quickly exhaust the soil without the help of a fertilizer. Always follow the rates given on the label when deciding how much to use.

Water wisely – One inch of water weekly is adequate for most vegetables. Soaker hoses or drip systems deliver water efficiently and keep foliage dry, fending off leaf diseases.

Patrol for pests – Monitor insect damage but try to keep your crops pesticide-free. Let natural predators fight your battles, hand-pick pests or dislodge them with a jet of water. If you must spray, do it late in the day when beneficial insects are less active.

Pick the right plants – Flower gardeners gravitate to the newest, showiest varieties, but smart food gardeners appreciate the tried-and-true. Bonnie Plants, available coast to coast, are time-tested varieties selected to suit regional conditions. For best results you’ll need to choose veggie and herb varieties suitable to your geographical location. Because Bonnie’s varieties are distributed regionally, you will automatically have suitable varieties available to you at retail in your area.

Look for Bonnie Plants in eco-friendly biodegradable pots that not only save tons of plastic pots from ending up in landfills, they also reduce transplant shock. Just tear off the bottom, set the pot in the ground and water.

If you’re ready to try your hand at creating your own backyard grocery garden, here are 10 easy crops to plant:

Basil – Perfect with tomatoes. Choose sweet basil or the compact ”Spicy Globe.”

Beans -- Bush beans like “Bush Blue Lake’”are easier to pick, but tall “pole” beans have higher yields.

Bell peppers -- Harvest green or red, when vitamin levels are higher. Try “Bonnie Bell” or the new, hot bell pepper “Mexibell.”

Chard – This leafy green tolerates cool temperatures well. Varieties like “Bright Lights” have brilliantly colored stems.

Cucumber -- Plant after the weather warms. Choose the mild Japanese cucumber or the old favorite “Burpless Bush Hybrid.”

Eggplant -- A much-loved favorite, eggplant thrives in hot weather. Try “Black Beauty” or the white-skinned “Cloud Nine.”

Lettuce -- Go for easy “leaf” lettuces like “Buttercrunch” “Red Sails,” or Romaine .

Parsley – Pick curly types or flat Italian parsley. This herb is rich in vitamins and a breath-sweetener, too.

Summer squash – Squash are very productive plants and easy to grow. Try zucchini “Black Beauty” or yellow crook-necked squash.

Tomatoes – These crimson favorites are the most popular backyard vegetable. Choose disease-resistant “Better Boy,” “Bonnie Original” or the extra-easy cherry tomato “Sweet 100.”

For gardening tips and more herb and vegetable varieties, visit www.bonnieplants.com.

Labels: Alpharetta, Cumming, Roswell, vegetable garden, Woodstock

"When homeowners are ready to sell a piece of real estate, they generally turn to a realtor first to help them advertise and sell the property. When homebuyers are purchasing a home, though, few think about hiring a realtor or buyer's agent to help them through the process. A realtor, though, can help homebuyers in several ways:

1) Networking. Realtors often know about properties before they are widely advertised. This means that when you work with a buyer's agent, you may be able to start the buying process before many other buyers know about the property.

2) Real estate and neighborhood knowledge. Realtors know a great deal about neighborhoods in their area and about homes. A buyer's agent can help you steer clear of homes and areas of the city that would not match your needs or lifestyle. This can help you avoid a costly mistake.

3) Legal, financial, and paperwork help. Buying a home requires a lot of work - such as arranging the legal transfer of the property. An agent can take care of all the paperwork for you. A buyer's agent can also help you figure out which homes you can afford. All this can save you time and money.

4) Pre-screening. If you are house hunting on your own, you are responsible for sifting through the thousands of available properties in your area to look for the few homes that actually meet your needs and requirements. This can be very time-consuming and stressful. A realtor, on the other hand, has the resources and experience to do this part of the work for you. A buyer's agent will track down the properties that have your requirements, so that you can work on honing in on possibilities rather than feeling overwhelmed by choice.

5) A buffer between a homeowner and homebuyer. A buyer's agent is an impartial third party and this can be a big help. As a homebuyer you want the best price and the best value, while the homebuyer wants to get the best price for their home. A realtor can communicate with both parties so that everyone wins. If there are any disagreements, the realtor can work to resolve them.

6) Savings. An agent can help you negotiate for a better price. Since a realtor you hire is on your side, you can rest assured that the professional you have chosen will work with you to get you a fair price on the property you want.

7) It doesn't cost you - A Buyers agent is paid by the Seller, so why not take advantage of their experience and representation!

A good realtor can help make the home buying process simpler, more time-effective and even less expensive. Just as most people wouldn't sell a home without the professional help of a realtor, you may want to consider a real estate professional the next time you want to buy a property. "

Labels: Alpharetta, Cumming, First Time Home Buyers, Georgia, Roswell, should i use a realtor when buying a home, Woodstock

We are working with more First Time Home Buyers than ever before! Call us - we can help!!! As a potential first time home buyer, you may feel a little overwhelmed with the entire process of buying your first home. Our goal is to empower you with the information and resources necessary to give you the confidence and financial help needed to make the dream of buying your first home become a reality. The more you know about the home buying process, the more likely you will be able to purchase the home of your dreams.

If you do not yet own a house of your own and are currently renting, here are 6 very, very compelling reasons why you should buy your first home.

1. Enjoyment. The primary reason you should purchase a home is for the enjoyment it will bring you and your family. You should buy a home that you will love living in! Undoubtedly, the first house you buy will not be the home you live in the rest of your life. As you mature your income will likely improve and your housing needs and desires will expand. You will likely sell your first home and trade up to a larger, nicer one. However, your primary focus when choosing your first home is to buy a house that will bring you enjoyment each and every day that you live there. If you do that, the improvements in your quality of life will be literally priceless.

2. It is an investment. My parents bought their first home in 1965 for $12,000. It was a modest home, just under 1,000 square feet, in a relatively nice neighborhood of similar homes on the outskirts of town. Today, that same home would sell for $175,000. Granted, much of that increase in value is due to inflation, but with government spending and deficits at record levels, inflation will continue and likely accelerate in coming years. By buying a home now, you will own an asset that will go up in value as inflation causes the general price level of everything to rise.

3. Tax Savings. The tax savings from mortgage interest can be huge. If you are currently paying $1,000 per month to rent your apartment, that same amount applied to a mortgage loan payment would result in a nearly $12,000 tax deduction (in the first few years of a conventional mortgage, nearly all of the payment goes towards interest, and very, very little goes toward paying off the loan. The interest is tax deductible). If you are in the 28% tax bracket, this one deduction would be an annual savings of over $3,300 on your income taxes.

4. Financial Benefits. Whatever you are currently paying for rent, it is money that is simply spent, never to return to you again. Contrast that to buying a home using a mortgage loan; instead of spending money on monthly rent, you are paying off a loan used to purchase the property. With each monthly payment, the loan balance goes down, and the equity in your property goes up. The monthly payment goes toward buying an asset that will go up in value. Besides the shelter that is provided, you get to keep an appreciating asset.

5. Privacy. As a renter, you are not entitled to the same level of privacy that a home owner is entitled to. It is common for landlords to retain the right to inspect the interior of their property upon giving the tenant proper notice 24 hours prior to the inspection. When you own your home, nobody is entitled to enter without your permission. It is your personal space on the planet that you have final say over. Your home is your private sanctuary for you and your family.

6. Freedom. Do you want to build a tree house in the backyard for your children? Would you like a volleyball net to use for weekend games with friends? Want to have a large 4th of July celebration for 100 of your closest friends? Being a homeowner provides the freedom to do these things and virtually anything else that is legal to do. You do not have a landlord telling you what you cannot do. The freedom is priceless.

Labels: Alpharetta, Canton, Cumming, First Time Home Buyers, Georgia, Johns Creek, milton, reasons to buy a home, Roswell, sandy springs, suwanee, Woodstock

What: The Woodstock City Council is expected to approve the property tax rate that, unless changed, will go from 5.88 mills to 6.53 mills for an 11.1 percent increase.

• When and where: Meeting starts at 7 p.m. Monday at Woodstock City Hall, 103 Arnold Mill Road.

• What it means to you: Some citizens have suggested that the city try harder to cut spending before raising property taxes. But Henry Bucci, the city’s financial officer, isn’t expecting that. “In my opinion, no material cuts can be made without making significant cuts in personnel,” he said Friday.

Labels: Georgia, property tax increase, Woodstock, woodstock city council

With the inventory of unsold homes at continued high levels, homeowners are going to great lengths to differentiate and distinguish their home. According to experts, there are a few simple tricks that can help create a more appealing space and a more attractive listing in today’s increasingly competitive market.

Listing: What’s in a word? When putting your home on the market, the right phrase in your listing can be the key to attracting potential buyers. According to the 2008 MSN article. “What’s ‘beautiful’ worth? About $12,500” researches have found that listings with the words “beautiful” or “gorgeous” sold homes 15 percent faster, while “landscaping” bumped sales 20 percent faster and “move in condition” expedited the sale by 12 percent. Contrary to popular belief, sellers should steer clear of words that highlight desperation such as “motivated” and “must sell”. The study found the inclusion of those words in the listing slowed sales by up to 30 percent.

Branding: If you’ve got it, flaunt it. Brand names create a point of differentiation and should be used as selling points for your home. There is no doubt that buyers will putt more weight in brands they trust. If choosing to make upgrades before listing your home, consider quality, recognizable products because they will ultimately provide the best return.

Staging: The ultimate showcase showdown. When getting your home tidied up for potential buyers, there are some specific tips that will help your home appeal to a wider range of buyers.

Cleaning: The number one rule of staging is to get rid of unwanted and unused items. Whether packed away until the sale or permanently donated, de-cluttering allows buyers to see more of the home. This also includes moving furniture out of rooms that may seem overcrowded.

Labels: Alpharetta, branding, cleaning, Cumming, duluth, Georgia homes, Listings, milton, Roswell, staging your home, suwanee, what it takes to sell your home, Woodstock

The real estate market has more homes for sale than the number of buyers interested in them. If you’re getting ready to sell your home in a “buyer’s market,” you may need to offer a little bit more to get the purchase contract you’re looking for in a reasonable time frame.

To sell a home quickly, at the best possible price, owners must ensure that:
• The list price is in line with today’s market (not yesterday’s)
• The home is in good, preferably move in condition, and
• The home has enough curb appeal to attract buyers inside

Among these, price is still the critical variable. You may benefit by getting a pre-listing appraisal to ensure your asking price is attractive. You may even want to price your home a little below appraisal – say 5% lower than the last comparable sale – and of course advertise that fact to buyers.

You can tell your price is too high if you’ve had no showings at all of if you’ve had, say, 10 showings but no offers or if the competition has dropped their price below yours. Also, keep and eye on comparable properties whose listings have expired; those failed listings tell you what price is to high in today’s market.

Still, ensuring the fundamentals are handled may not be enough to accomplish the sale within your moving time frame. Offering incentives to buyers could be the key to attracting a purchase offer quickly without “giving away the farm.” A good, effective incentive will attract buyers’ attention and motivate purchase offers while having minimal impact on your net proceeds from the sale. In fact, the right incentive can sometimes be more attractive to buyers than a lower sales price.

Take cue from builders and condo developers. To get their properties sold in cooling markets, they are often the first to offer incentives including:
• Drawings for a free home (to increase traffic to the builder’s model vs. competitors properties)
• No money down financing
• Buyout programs for sellers with a home to sell
• Guaranteed pricing (if prices go down before settlement or closing, the buyer gets the lower price)
• Six months to a year of mortgage payments
• Free upgrade (better carpeting, flooring, fixtures, custom colors, options, etc.)
• Discounts for buying during a “12-hour sale” period
• Free vacation lodging and/or round-trip plane tickets

Although many of the types of incentives offered by builders and developers may not be feasible – nor advisable – for individual sellers to offer, you can take inspiration from them:
• Offer to take back a second mortgage for qualified buyers who can’t quite finance the purchase price
• Pay the buyers closing cost’s or points on the loan, reducing the amount of cash they need to close the deal
• Allow a lease/purchase. If you don’t need your funds right away, let the buyer rent your home with a delayed settlement, provided you are sure the purchaser will eventually qualify for a loan. Part of the rent money could be applied to the down payment if the buyer is short of cash.
• Add conveyances to the sale such as a lawn mower, yard tools, drapes, playset, yard bench, porch swing, appliances, even special furniture
• Pay for a year’s membership to the neighborhood recreation center or gym; a year’s worth of homeowner association dues, a year’s worth of utilities, lawn service or pool cleanings
• Paint the interior or exterior of the home in the buyer’s choice of colors, so it’s exactly the way they want it at move-in time
• Include a one year home warranty covering systems and appliances. Buy a pre-sale home inspection and make all repairs
• Offer a redecorating allowance
• Got a time share? Give your buyers a one-week stay for free

The list of possibilities can go on and on. The important point is to tailor your incentive e to what the most likely type of buyer – families, singles, retired couples, etc – will most likely appreciate.

Don’t forget: In a buyer’s market, you’ll also need to be more flexible about the terms of the contract – move in date, contingencies, inspections, etc. The easier you make it for someone to purchase your hoe, and the more value you add to the deal, the more attention your home sale will get.

Labels: Alpharetta, buyer incentives, Cumming, duluth, Georgia, incentives, milton, Roswell, Woodstock

Your home will sell. There’s no questions about that – in today’s market or tomorrow’s market, good or bad. However, if you put your home on the market without preparing it for sale, you may have a long wait for an offer. You also may not realize your home’s greatest return on investment.

You don’t have to turn your pockets inside out to get it ready to sell. Some outlay may be necessary for painting, for replacing worn out woodwork, carpeting, cabinet doors, or for repairing broken fixtures or appliances.

There are, however, many fix-ups that cost absolutely nothing – except a little time and elbow grease. These fix-ups will make all the difference in whether or not your home makes the most of itself.

Here are a few tips for getting your home ready to show itself off to your pocketbook’s best advantage:

OUTDOORS
1. Spruce up all around the home. Keep lawn and shrubbery trimmed and free of bicycles and other clutter. Keep the garden beds weeded and mulched.
2. Put a flowering pot on the front step and keep it watered and trimmed.
3. Fill potholes in your driveway and tidy up walkways.
4. Clean off your outdoor furniture; remove any rust (or toss out the rusted item).
5. Clear out the garage of everything but cars. If yours has become a two-car attic, throw out the excess.
6. Straighten gutters, the mailbox, the fence – and other things that sag.
7. Fix doorbells, tighten loose doorknobs, and oil squeaking hinges.
8. Repair broken windows and shutters.

INDOORS
9. Clean everything in and out of sight. Shampoo rugs and wax floors. Wash or brush walls. Wash windows and clean blinds and draperies.
10. Weed clutter out of closets and cupboards.
11. Create a space by storing some of the extra furniture you’ve found useful (bureaus, bookcases, storage chests, oversized chairs) but which make a crowded impression.
12. Place the remaining furniture so that traffic can flow easily from room to room.
13. Unless you’re a skilled artist, scale down your personal art work (portraits, landscapes), posters, signs, and family photos, especially in teenager’s rooms. Create a feeling of spaciousness.
14. Keep shade and draperies open, to admit as much light as possible, but screen out unappealing views.
15. Let your kitchen look warm and welcoming, not a hectic workplace. Keep your sink shining and free of dirty dishes at all times.
16. Organize cupboards.
17. Clean the refrigerator.
18. Keep countertops clear, but not empty (as if unused); adorn them with your most attractive canisters.
19. Completely degrease your oven. Let the kitchen smell fresh and fragrant (with cinnamon warming in the clean oven, if you have time).
20. Remove debris (dust, flies, moths, etc) from all light fixtures.
21. Keep bathrooms scrubbed, tidy and equipped with fresh soap and neatly hung towels (matching, is possible).
22. Get rid of all stains and install new washers on dripping faucets.
23. Feature (with lighting or furniture arrangement) your home’s best characteristics (a fireplace, a picture window, a balcony, ceiling beans, a kitchen eating area, etc.).
24. If you’ve repainted (preferably in safe neutral tones), add bold splashes of color with your brightest throw pillows, crockery, pictures.
25. Place plants in strategic spots in any room – the bigger the more glamorous, if space permits.
26. Light the whole home, especially dark corners and hallways.
27. Hang mirrors where they will reflect outdoor light – as well as make a room look larger.

Labels: Alpharetta, Atlanta, city of milton, Cumming, duluth, Forysth, Georgia, Roswell, stage to sell, staging your home, staging your home to sell, Woodstock

City of Woodstock Fireworks & Parade

10:00am: Parade

11:00am–3:00pm: Festival in the Park

Dusk: Fireworks off Hwy 92 at Target shopping ctr

Labels: fireworks, freedomfest parade, Georgia, Woodstock

In its most simple form, the process of buying a home is little more than a series of decisions--a sort of Real Estate "what, where, when and how." One of the first decisions (and usually one of the easiest) is the "what." Housing falls into several different categories, most notably: Single family homes, townhouses, or condominiums. Each brings its own set of advantages and disadvantages. One type may be much better suited to your budget and lifestyle than another. Depending on your location, you may find more choices of one particular type of home than others.

Single Family Homes
Your ownership includes the house and extends to the limits of the property lines.
By far the most common form of housing in North America is the single family detached home--ranging from 600 square foot bungalows to 6000 (or more) square foot sprawling mansions. The most important distinguishing factors that determine a single family dwelling are that it sits on its own piece of land (which is sold part and parcel with the home) and it is not attached to anyone else's residence. With single family homes, your home pretty much is your castle. Subject to neighborhood and subdivision regulations and ordinances, you can do with it as you wish. Want a different exterior color? Usually you can accomplish that (taking into account the fact that the neighbors may not be receptive to a purple house with ecru trim). Need more room and want to add on? Subject to the codes of your jurisdiction, you may be able to expand your living space.

You will probably have a yard of some sort--from "postage stamp" size up through multiple acres, and your ownership will include all of it. In effect, when you buy a single family home your purchase will be of a parcel of land (your lot) on which sits a structure (your house).

Townhouses
Your ownership includes the lot on which your house sits as well as the entire structure. Townhouses often can make an excellent "middle ground" between a detached single family home and a full fledged condominium because, to some degree, they offer attributes of both.

For purposes of definition, we will describe a townhouse as a home that is attached to one or more other houses, but which sits directly on a parcel of land that you also own (if you don't own the land, it is a condominium). For this discussion, townhouses can ranges from duplexes and triplexes all the way through huge townhouse communities consisting of hundreds of similar homes.

There is a good degree of variance in the way townhouse communities are structured. It may be a simple agreement (as is often the case of duplexes and triplexes) that each parcel of land and the home that sits on it is separately owned. In the case of larger townhouse communities, you will generally have an additional shared ownership in the common areas of the complex as well as any amenities such as swimming pools, park areas, etc. This ownership you will share jointly with all other townhouse owners in the complex.

In any townhouse purchase that involves an Homeowners' Association, it is vitally important to get as much information as you can, since the association can have a considerable impact on your ownership experience!

Condominiums
Your ownership is limited to a single unit and a shared interest in of all of the common areas.
The easiest way to understand the concept of condominium ownership is to see at as an apartment you own (in fact, many condominiums are apartments that have been converted over the years). Your ownership extends inward from your interior walls, floors and ceilings. In addition, you are a partner, with all of the other owners in the complex, of the exterior structure (the foundation, exterior walls and roof) as well as any common areas and amenities (for example, swimming pools, clubhouses, tennis courts, play areas, etc.)

One of the requirements of condominium ownership is the payment of a monthly condo fee, which covers general repairs and maintenance to the common areas of the complex as well as (hopefully) build up a cash reserve for future needs. In general, all exterior maintenance and repairs are the responsibility of the condominium association, although you will be charged for them, either through your association dues or a special assessment (a one time charge assessed to all owners for, as an example, a new roof). The normal day-to-day maintenance of the grounds (some examples are cutting the grass, shoveling snow and maintaining the pool) are also the responsibility of the association. Interior maintenance and repairs (for example, replacing a dishwasher) are the responsibility of the individual owner.

In some areas, a condominium may be the only consideration that fits within your budget. The reason for this is simple. In general, the same square footage will cost less in a condo setting than it will in a single family home or townhouse, due mainly to land cost--you can build many more condos than you can single family homes on the same amount of land.

Labels: Alpharetta, condos, Cumming, Fulton County, milton, Roswell, single family, townhomes, types of homes, Woodstock

When they first begin looking for a home, many buyers ask "can't we do this on our own? Do we really need to use a Real Estate Agent?" The answer is yes, you can do it on your own. There is no law that prevents you, as an individual, from buying property without professional Real Estate assistance. You can search for homes, arrange showings, and even negotiate on your own (although, in some localities, the actual contract for purchase will need to be drawn up by an Attorney). The real question may be "do we want to do it on our own?"

There is a misconception among many first time home buyers that by using a Real Estate Agent, they will be subject to paying a commission. In virtually all situations, this is not the case. The commission for the sale of a home is paid for by the seller, not the buyer. If you went to your local appliance store and bought a new refrigerator, you wouldn't expect to pay a commission to the salesperson. The same applies when you buy a house--it is the seller of the item (in this case a house) that is responsible for paying to have it sold.

If you do decide to "go it on your own," your choices will obviously be very limited. The only homes that you can buy without any Agent assistance are those that are "For Sale By Owner" (FSBO)--generally a small percentage of the market. These are home owners who, for whatever reason, have decided not to use an Agent in the sale of their house. It may be because they think they can get more return by not paying a commission, or it may be because there was no Agent who would take their house listing at the price they demanded. Many Real Estate analysts have found that the selling prices of FSBO homes are equal to--or higher--than those listed by Agents. A problem arises when, as a "do-it-yourself" house buyer and without the benefit of a Comparative Market Analysis, you need to make a determination whether or not the house is worth the asking price. How do you decide? There is too much money potentially involved to make a "seat of the pants" decision. In this case, you will need to either secure an independent appraisal to determine a realistic price range for the property or develop your own determination of value.

The next mistake that many buyers make, when they find that their choices are so limited by only dealing with homes for sale by owners, is to jump into the "listed" market by checking advertisements and calling Listing Agents directly or visiting Open Houses. There is not a dime to be saved with this strategy (the seller is still going to pay a commission) and you run the risk of ending up with no representation, since the Listing Agent is duty bound to represent the seller.

Labels: Alpharetta, buying a home without a agent, Canton, Cumming, do we need a agent, First Time Home Buyers, Fulton County, Johns Creek, milton, Roswell, Woodstock

Depending on the type of financing you choose, there should be either 2 or 3 separate inspections on the home you want to purchase. The first should be your own basic inspection (see the bottom of this page for what to look for), the second should be a professional whole-house inspection by a reputable person. Should you select a government loan (FHA or VA), the third inspection should come at the time of the appraisal, which to some degree amounts to a "mini-inspection." Do not, however, rely on this appraisal as your only inspection of the property!

We cannot emphasize enough the value and necessity of an extensive home inspection. Many home purchasers, in the desire to save the $200 to $500 that a good inspection costs, have spent enormous sums of money repairing items that any good home inspector would have pointed out. Any offer to purchase you make should be contingent upon (subject to) a whole house inspection with a satisfactory report. Do not let anyone--not the agent, not your family or friends, and especially not the seller--dissuade you from having the property thoroughly inspected! Not only will you sleep much sounder after you have moved into the house, a professional inspection can give you an escape hatch from a contract on a defective house. If the contract is written contingent on an acceptable inspection, any defects in the home must be either repaired or monetarily compensated for. If you are not satisfied, you have the option to cancel the contract.

Inspections are designed to disclose defects in the property that could materially affect its safety, livability, or resale value. They are not designed to disclose cosmetic deficiencies (for example, an interior wall that needs paint touch up). You will need to determine on your own those type of items that will need attention: don't expect a whole house inspection to reveal them to you.

Don't wait until you have placed an offer on a house before you begin the search for a home inspector. There will be a time limit in the contract designating when the inspection must be completed (typically between 7 and 14 days). If you start trying to find an inspector at that point, and cannot find an acceptable one to schedule it in that time frame, you will only have two choices: go with an inspector that is not your first choice, or run the risk of running past the deadline for the inspection (which could void any chance having the seller take care of repairs). Neither is an acceptable alternative!

Labels: Alpharetta, Canton, City of Roswell, Cumming, home inspections, Johns Creek, Woodstock

With the inventory of unsold homes at continued high levels, homeowners are going to great lengths to differentiate and distinguish their home. According to experts, there are a few simple tricks that can help create a more appealing space and a more attractive listing in today’s increasingly competitive market.

Listing: What’s in a word? When putting your home on the market, the right phrase in your listing can be the key to attracting potential buyers. According to the 2008 MSN article. “What’s ‘beautiful’ worth? About $12,500” researches have found that listings with the words “beautiful” or “gorgeous” sold homes 15 percent faster, while “landscaping” bumped sales 20 percent faster and “move in condition” expedited the sale by 12 percent. Contrary to popular belief, sellers should steer clear of words that highlight desperation such as “motivated” and “must sell”. The study found the inclusion of those words in the listing slowed sales by up to 30 percent.

Branding: If you’ve got it, flaunt it. Brand names create a point of differentiation and should be used as selling points for your home. There is no doubt that buyers will putt more weight in brands they trust. If choosing to make upgrades before listing your home, consider quality, recognizable products because they will ultimately provide the best return.

Staging: The ultimate showcase showdown. When getting your home tidied up for potential buyers, there are some specific tips that will help your home appeal to a wider range of buyers.

Cleaning: The number one rule of staging is to get rid of unwanted and unused items. Whether packed away until the sale or permanently donated, de-cluttering allows buyers to see more of the home. This also includes moving furniture out of rooms that may seem overcrowded.

Labels: Alpharetta, Atlanta, Canton, Cumming, Georgia, how to sell your home, Roswell, sell your home in a slumping market, Woodstock

Twilight Special Monday and Tuesday!

We have a great deal for all you afternoon golfers this Monday and Tuesday the 18th and 19th. Come and enjoy the afternoon at Bradshaw Farm for $25 after 3 o'clock! Simply print this email and present it to the pro-shop when you check in.

The Golf Club at Bradshaw Farm
3030 Bradshaw Club Drive, Woodstock, GA 30188
770.592.2222 bradshawfarm.americangolf.com

Labels: bradshaw farms, Georgia, golf special, Woodstock