Kelly Sells Atlanta » Around In-Town Atlanta

OPEN HOUSE + NEW PRICE!! Sunday, May 16th, 3-5pm

Kelly — Fri, 14 May 2010 16:46:16 +0000

Aaron & Kelly Allen | Keller Williams Premier Atlanta | aaron@kellysellsatlanta.com | 404-863-8680

1242 Briar Hills Drive NE, Atlanta, GA

ABSOLUTELY ADORABLE, RENOVATED ranch in Briar Hills!!

3BR/2BA Single Family House

offered at $329,500

Year Built	1950
Sq Footage	Unspecified
Bedrooms	3
Bathrooms	2 full, 0 partial
Floors	1
Parking	1 Uncovered spaces
Lot Size	Unspecified
HOA/Maint	$0 per month

DESCRIPTION

OPEN HOUSE THIS SUNDAY APRIL 18TH FROM 2-4PM!!!!

ABSOLUTELY ADORABLE, RENOVATED ranch on FULL BSMT & FULLY FENCED backyd. Open Floorplan w/ SunRm. GREAT LOCATION minutes to VA Highland/Emory/CDC & convenient to Downtown Decatur & ATL. BRAND NEW, FULL LENGTH DECK, professional landscaping w/seasonal color. Ready for you to move-in & enjoy!

see additional photos below

PROPERTY FEATURES

- Central A/C	- Central heat	- Hardwood floor
- Family room	- Dining room	- Dishwasher
- Stove/Oven	- Microwave	- Granite countertop
- Basement	- Laundry area – inside	- Balcony, Deck, or Patio
- Yard

ADDITIONAL PHOTOS

Photo 1	Photo 2
Photo 3	Photo 4
Photo 5	Photo 6

Contact info:

Aaron & Kelly Allen

Keller Williams Premier Atlanta

aaron@kellysellsatlanta.com

404-863-8680

For sale by agent/broker

Equal Opportunity Housing

Posted: May 14, 2010, 8:43am PDT

FHA Policy Changes?? and Mortgage Rate Update: Homes are becoming More Expensive!

Kelly — Wed, 21 Apr 2010 00:57:56 +0000

Hi All!

Mortgage Rates are slightly up .125% for Conventional Loans & .125% for FHA Loan Products! This means homes are basically going to “cost more” (when your rate goes up, so does your payment)!!!

Also, not only will homes begin to “cost more” when the tax credit expires and the mortgage rates creep up, but FHA Policy changes may also take a little out of your pocket at closing…(see FHA Policy Change info below).

Oh, and I’m sure you haven’t, but don’t forget that there are only 10 days left for a homebuyer to get Under Contract to meet the April 30th Deadline for the Tax Credit!!!

FHA Seller Sales Concession Policy Changes

FHA has sent the Notice soliciting public comments on lower allowable seller sales concessions (i.e. to pay for Buyer Closing Costs) from 6% of the home’s purchase price down to 3% to OMB for review. This means the Notice will probably be published for comment in 30-60 days. Accordingly, implementation will likely occur in late Summer (August or September).

TODAY’S MORTGAGE RATES:

30 Year FNMA: 4.875% with a .625% Origination Fee

15 Year FNMA: 4.250% with a .250% Origination Fee

30 Year Jumbo: 5.500% with a.875% Origination Fee

30 Year FHA: 4.750% with a .750% Origination Fee

7 Year FHA Arm: 3.750% with a .625% Origination Fee

Disclaimer: Rates are subject to change and are also based on the strength of the borrowers pre-qualification. ~source: Bank of America Home Loans

IMPORTANT DATES:

April 30, 2010: Cut-off date to be UNDER CONTRACT to qualify for the $8,000/$6,500.00 Tax Credit.

June 30th, 2010: Cut-off date to be for CLOSINGS to qualify for the $8,000/$6,500 Tax Credit.

The KellySellsAtlanta.com Team
Your 1 Stop Real Estate Shop

Reality of the Atlanta Real Estate Market

Kelly — Fri, 18 Dec 2009 15:57:10 +0000

This week in our office (Keller Williams Premier Atlanta/Buckhead) we had a high-level discussion on Home Pricing evaluations for a luxury home seller in Buckhead. The frustrating part of this experience was the reminder that – statistically – most agents won’t or can’t, and therefore certainly don’t make an irresistible presentation on pricing. 90% (9 out of 10) listings are listed too high. In the third quarter of this year, the median Days on Market for homes that were priced right and did not need a price reduction in order to sell was 25 days (less than a month!) in metro Atlanta. However, for those listings that had to have a price reduction before they could sell, the median Days on Market for those homes was 252 (10 times longer!).

The truth is that being overly optimistic about a listing in terms of price or condition or appeal is the equivalent of putting lipstick on a pig. We live in a smart world. We are living in the reality of a buyer’s market. A buyer’s market means that buyer’s don’t fall for marketing…or lipstick. They fall for value, and they fall when price is less than value. If your listing’s price exceeds the value of the listing, game over. If your value exceeds your price, game on.In the world of “Rock, Paper, Scissors” the market always wins. A seller’s personal circumstances, no matter how dire or compelling they may be, do not determine the value of their property. Only the market determines value.

One of the toughest elements of this market is the fact that houses lose their uniqueness. The real disconnect is coming from this: Most sellers are trying to sell emotionally and buyers are buying logically. And agents who list properties and only speak “emotion” are really exacerbating the level of disconnect because buyers can’t understand the logic behind their sales pitch. The best thing that we as agents can do for sellers is to speak “logic” when we take a listing a pitch it to buyers in the market. An emotionally charged marketing campaign in the absence of a logically based price results in reduced prices and expired listings, and sellers continue to be “held hostage” by a home they no longer want. Logic means that something has to make good sense, particularly when compared to other things. Therefore, the properties that sell in less than 1 month on the market are the properties that show better than the other active listings on the market and are priced better than anything else that a buyer sees.

A listing is like an illness. With the right prescription (price) it goes away. With the wrong prescription (price) it gets worse.

As agents (and essentially independent business owners), no matter what, we have to be more concerned about taking an overpriced listings: it hurts our bottom line; it hurts our reputation; and it does our sellers a disservice by giving them false hope and wasting time and money that many of them don’t have.

Our ability to price listings accurately enough to attract offers has never had more importance. The time and money that this can save our sellers can literally save them. It can save their marriages, their families and it can save them financially. For the agents who understand this and become obsessive about it, there’s never been a more rewarding time to be a Realtor.

We realize that the truth is tough and can hurt a seller right now. However, the lack of truth hurts more and does more damage than most people can see on the front end of selling a home. Our challenge and our opportunity is to raise the level of our game so that our clients can trust our data, trust our recommendations and predict the future as clearly as we can. Together we can meet this challenge!

We’re fighting the good fight! Together, we are making a huge difference in the lives of the people that we serve.

Thanks to Keller Williams & our owner, Shaun Rawls, for providing us with this info and for all of the traning we receive. I’m so proud & fortunate to be in business with you.

Aaron Allen & Kelly Allen | Atlanta Real Estate Consultants

The Kelly Sells Atlanta Team | Great Service for Great People

10 Questions to Ask Your Realtor Before Buying a Home…

Kelly — Wed, 28 Oct 2009 17:03:18 +0000

10 Questions To Ask Your Realtor® Before Buying a Home…

1. Are you a full-time professional Realtor® and how long have you worked full time in real estate?

Absolutely. With that said, as with any profession, the number of years a person has been in the business does not necessarily reflect the level of service you can expect, but this is still information you want to know and it is a good starting point for your discussion. Knowing whether or not your Realtor® practices real estate on a full-time basis can help you foresee scheduling conflicts and, overall, his or her commitment to your transaction.

Kelly started this company over 10 years ago and Aaron has joined her since, along w/ the rest of the Team. This business is our livelihood and since so much of our business comes from referrals, we’re committed to customer service. After all, a referral is the best compliment we could ever receive.

2. Do you have a Team or Staff to handle different parts of the purchase transaction?

Our Team has a Buyer’s Specialist, a Listing Specialist, an Admin and a Closing Coordinator. Our office partners with a prominent Closing Attorney’s office in Atlanta and we also have a Lender we work very closely with that will NEVER disappoint you if you’re shopping the best rates & loan packages.

Although we have an Admin Assistant and a Closing Coordinator, we stay involved in every step of the process and we’re only a phone call, text message or an email away!

3. Who selects the homes I will see? Do you have a website that will provide me with useful information for researching homes, neighborhoods, etc?

Approximately 90% of homebuyers start their search for homes and home buying information online. There are certain privacy and comfort levels that you might appreciate in starting a preliminary search this way, and often it is just a matter of convenience to have 24-hour access to information. You may start your research here on our website, but once you’re getting serious and ready to take the next steps, we will set up a personal, tailored search and webpage for you which will allow you to see the homes that meet your search criteria and you can also add notes, categorize and prioritize the properties so that you start to narrow your focus. You will receive daily updates from your personalized webpage with new and reduced property listings that match your wants/needs.

4. Will you show me properties from other companies’ listings? Who do you represent in the transaction and how do I benefit from having you represent me? How do you get paid?

Yes, we have access to all listings that are Active and allow agents to access them via a lockbox and we will never limit your search to only our company’s listings. (Some real estate companies do offer their buyers’ agents a higher commission if they are able to sell “in-house” listings and there may be added incentive to show you a more limited range of homes than you might consider. If this is the case with your Realtor®, you should be very clear on how this will impact your home search).

As full-time Realtors, we study the market and have access to all of the market data, active listings and comparable sales in the metro-Atlanta area. An Exclusive Buyer Brokerage Agreement in the State of Georgia protects your rights as a Buyer and details the Buyer’s Agent’s fiduciary obligation to work in the Buyer’s best interests and negotiate on the Buyer’s behalf. We like to call this your Buyer Confidence Form. As part of the Georgia Association of Realtors we’re bound by ethics and your needs are our focus and any information you disclose to us will always remain confidential.

A Buyer’s agent is typically paid through the listing agent’s commission. This commission is set with the listing broker or agent when the listing is taken and the listing agent will usually compensate the Buyer’s agent approximately 50% of that commission for bringing a Buyer. So, what you’ll want to take from this is: BUYER AGENCY IS FREE TO THE BUYER!!! Nice, right? And if you ever decide that you are not satisfied with our services, this Buyer Brokerage Agreement can be terminated at any time with no haggle from our end. Absolutely nothing for you to lose.

5. What is the current appreciation/depreciation in our area?

This is a case-by-case answer, but we have market statistics at our fingertips and can sit down with you to show you market trends, comparable listings and sales, how long it takes listings to sell, # of foreclosures in that area, sales price to list price ratios and ultimately what’s a good deal and what isn’t. We’ve also set up another FREE tool for you to get a feel for the market you’re interested in. Go to:

http://www.kellysellsatlanta.com/blog/free-neighborhood-report/

6. What strategies should I use when competing with other buyers for the same home?

Wow! This happens very often, especially with foreclosures. Banks are listing homes so low that they attract multiple offers from Buyers hungry for a steal, and these offers come in quickly…so you have to be ready to react when a deal presents itself (which brings me to question #7 below). And since the listing agent represents the seller and the seller’s best interests, they may drop a hint or 2 but they won’t reveal any of the details of the other offer(s) that they’ve received.

What you want to do 1^st and foremost is: decide how badly you want that home and whether or not you would be discouraged if someone else got it. At that point, using comparable sales and values in that neighborhood that we retrieve for you, you want to make the best offer you feel comfortable with so that you know at the end of the day, win or lose, you gave it your best shot. There may or may not be any negotiations in a “highest and best” offer situation. Keeping stipulations and requests of the seller at a minimum can’t hurt, but you’ll always be protected by the Due Diligency Period (a.k.a. Inspection Period), which is generally negotiated to somewhere in the range of 7-21 days.

7. Should I be pre-approved by a Lender – can you help me with that?

This is actually the very 1^st step when getting ready to buy…the lender will estimate what your PITI (Principal, Interest, Taxes & Insurance) should be and help you determine a comfortable price range use in your home search. You’ll need a pre-approval letter prior to submitting an offer, so you want to have one current and handy so that we’re ready when that perfect place comes on the market!

You may have a lender you’d like to use, but it never hurts to get a 2^nd opinion. Call Mark Daker with Fidelity at 770-649-4949.

8. What distinguishes you from other Realtors®? What is your negotiating style and how does it differ from those of other Realtors®?

It should be important to know that your Realtor® has unique methods of overcoming obstacles and is an effective negotiator on your behalf, but most importantly that your Realtor® can advocate for you in the most effective ways.

Our Team carries almost 15 years of negotiating experience and we have an office of over 100 agents, along with a network of professional (like our Lender and Closing Attorney) that we can go directly to with questions or concerns that will help us avoid issues before they even arise; after all, over 70% of lawsuits in Real Estate transactions result from an unrepresented party!!

As for our personalities & negotiating styles: We’re very easy to work with, laid back and down to Earth, and we approach each transaction and negotiation this way – they always say you catch more bees with honey then vinegar. However, when push comes to shove, or if a situation arises that causes us to have to fight for our clients, we have no problem adjusting our belts and handling business. J

9. How will you keep in contact with me during the buying process, and how often?

Once we’ve met and done our initial consultation, we begin your search. We have access to systems that will notify you of new properties as they come on the market (which could happen several times a day or several times a week).

From the results of the initial search, you may have a list of homes you’d like to see. We’ll schedule a time so that our Team can make appointments for us to view the properties together. We can stay in contact as often as you’d like, working at a quick or slower pace. Most of our clients see approx 8-10 homes before making an offer.

Once an offer is made, negotiation starts and we’ll be communicating multiple times each day, most likely. Once the offer is accepted and the agreement between all parties becomes “binding” the lender, closing attorney, home inspector, etc become involved and work towards the ultimate goal of getting you into your new home ON TIME, SEAMLESSLY and SMILING!

10. Will you give me names of past clients who will give references for you?

Absolutely – just ask. We would, of course, like to ask their permission each time, but as long as they don’t mind receiving your phone or email then we wouldn’t mind either.

metro Atlanta Real Estate & Quick Economy Update

Kelly — Mon, 31 Aug 2009 15:58:24 +0000

Hey gang! Real quick,

The Case-Shiller Home Price Index rose to a seasonally adjusted 1.4% in June making this the 2nd month in a row to see an increase AND it was broad based as prices rose in 18 of the 20 cities used in the survey. Good news for housing. New home sales for July were reported higher and better than expectations. Adding to the positive tone of the report was a drop in home inventory, which now stands at a 7.5 month supply, down from last month’s 8.8 month reading. More good news for housing.

Despite the good housing news, rates remain unchanged this week. But home buying is still brisk for 1^st time buyers as the deadline for the tax credit approaches.

This week rates bounced around the 5% mark depending on credit and points.

Buyers – the time is now. Sellers – same to you! The Buyers are out & in droves so if you can reach your goal to be the best looking home & priced competitvely, statistics show your metro Atlanta home will sell in proximately 25 days for 96% of list price!

If there’s anything we can do to help you, your friends, family or co-workers, we’re only a call away.

Your next move is our business

Aaron & Kelly Allen | Your Neighbors. Your Real Estate Experts.

The Kelly Sells Atlanta Team of Keller Williams Realty

Click here to SEARCH ATLANTA HOMES FOR SALE!
Click here to SEE WHAT HOMES IN YOUR NEIGHBORHOOD ARE SELLING FOR!

Atlanta Real Estate Market Statistics – 2nd Quarter cont…

Kelly — Thu, 06 Aug 2009 03:02:27 +0000

1% off on your list price could be the difference between a quick sale (25 days on the market) and hybernating on the market for over 200 days! 1st quarter was 29 days on mkt for well the well priced homes – so the pace is picking up!

Statistics show that if you’re priced correctly the 1st time, you’ll sell in 25 days for 96.9% of list price – crazy, right? I bet your neighbor didn’t tell you that the last time you talked Real Estate, and I know the news didn’t leak it…

However, if you miss on your pricing, even by a little, you could end up selling for 75% of original list price and torture yourself for months & months & months cleaning & praying, wondering what the problem is & why your home won’t sell.

Agents & banks are beginning to get the picture & pricing smarter. The Original List Price vs Sales Price gap is becoming smaller, but the Foreclosure gap is actually larger than the non-foreclosure gap…meaning that the foreclosures aren’t priced as well as the conventional listings in relation to actual value & condition (i.e. perceived value).

Price & Presentation – those are the keys to success in this market. It’s a pricing war & a beauty pageant. You’ve got to be the best looking gal at the prom & the cheapest date. I don’t know of a better way to say it…well, possibly, but this is the best way to get the visual.

A seller in this market has really 3 choices…and these aren’t the 3 R’s you’re used to hearing:
Remain, Rent or Reduce – the 4th choice isn’t the one they’re hoping for…

Still, the right agent w/ the right data can get it right for you! This is not a doom & gloom market – this is an opportunistic market – and if you’re a seller, that goes for you too! This is a perfect time to move up, or move into that perfect school district, or for the baby-boomers to downsize into a fantastic deal on a loft or a townhome or condo in town. If you feel that you’d be taking a loss on the sale of your home, think of the deal you’re getting on the next purchase – opportunities are everywhere…you’re seeing them, you just need to look at it that way.

I’ll chime back in tomorrow or Friday to show you how pricing your home aggressively from day 1 will actually make you money rather than COST you MUCH MORE $ by pricing a little high & hoping for an offer you can work with…

come back & see us,

The Kelly Sells Atlanta Team
Your Neighbors | Your Real Estate Experts
www.KellySellsAtlanta.com > go to Property Search to search for ALL homes in the metro Atlanta area

FREE Neighborhood Real Estate Market Report

Kelly — Fri, 31 Jul 2009 15:47:23 +0000

Jazz Festival coming to Grant Park

Kelly — Mon, 04 May 2009 17:34:35 +0000

Calling all jazz aficionados! Grant Park will be hosting the 2009 Atlanta Jazz Festival May 23/24, Memorial Day weekend. Every day in May, Atlanta will embrace its musical roots by bringing the nation’s
most high-profile jazz musicians to venues around the city, culminating in a festive jazz-filled weekend in Grant Park.
Artists include: Rialto All Stars, Russell Gunn & Elektrik Butterfly, Freddy Cole, Mausiki Scales and the Common Ground Collective, Cindy Blackman (drummer also with Lenny Kravitz), Hiroshima and more!
For more information on the Atlanta Jazz Festival, please call the information hotline at 404.853.4234 or visit the website at www.AtlantaFestivals.com. Bring your blanket, ice-cold drinks and a picnic to the park and get ready for a great time!

While you’re in Grant Park, please stop by one of our newest listings! The KellySellsAtlanta.com Team will be holding 431 Atlanta Avenue, 1 block from Grant Park, open both days. Stay tuned for times.