Douglasville, GA

Daneda Lipsey #678-504-1579 of Coldwell Banker Atlanta. "Ahh" meets "Wow"! You will be so impressed with the delightful 4 bedroom 2.5 bath floor plan, the gleam of hardwood floors, the classical look of granite counters, vaulted great room, two story foyer and main level owner's suite. Location and golf simply add to the benefits. TO SEE COMPLETE TOUR VISIT: http://www.advantagehometours.com/tabid/667.aspx.           

The Atlanta real estate market is in a very interesting place. "Things" are generally improving, numerically. Although there's no guarantee that they will continue to do so, these improvements should be a real wake-up call for buyers who continue to wait for prices to continue to decline. As we move forward, the very best deals of the economic downturn are probably going to be seen through the rear view mirror. The "fact of the market" is that inventory is decreasing, prices are rising and the good properties that come on the market at the right price are selling faster than we've seen in a long, long time. In fact, the statistics show that in 39 FMLS Areas in Metro Atlanta, there is less than 11 months of inventory on the market, the median sales price is $162,000 and the median Days On Market ("DOM") for properties that sell without a price reduction is 24 days (Compared to 252 days on market for properties that have to reduce their price before they sell!). For quite some time now, buyers have had the luxury of not having to fight for, or compete for, homes for sale. Those days are gone, or at least they are fading fast. It's almost as if there is a "Seller's Market" for great homes at a great price while there is a "Buyer's Market" for average to below average homes on the market.

For Sellers, it's critical that they realize that these improvements in the market in no way give them a green light to be cocky or overly confident. There is a fine line between a good listing and a great one, and a tremendous difference in the results that are realized for each. One of the "Aha's" that I have had for sellers is this: Seller's that "don't have to sell" are disadvantaged in this market. The HUD-1's are going to the sellers that have to sell, not to the sellers who don't. In fact, if a seller doesn't "have to sell," then they should know that they have an immediate and obvious handicap in the selling process. Those sellers that do have to sell can and will do whatever it takes to sell their homes, and thus have an "advantage" over most other sellers. In this market, Sellers that DO have to sell DO sell, and sellers that DON'T have to sell DON'T.

One of the most important things that I see going wrong for listings in this market is that sellers and agents are spending too much time focusing on determining what a home is worth, rather than determining the listing price that will most certainly generate offers from buyers in the market place. Appraisers determine the value of a home. Real estate professionals determine what the sticker price needs to be in order attract offers that can begin a dialogue of successful negotiations that will result in a successful closing. Price is king in this market. Remember: "The right price overcomes any objection." If you're not the best listing at the best price in the market, then you won't get offers. I've never shown property to a buyer who said, "Let's make an offer on the third best house that we saw today." Never.

The other issue that is plaguing our market is ineffective price reductions. Simply put, if you reduce the price of a home to a price that doesn't put the home in front of a new pool of buyers, then such a reduction is typically a waste of time. We have to remember what price ranges we put into the computer when we search for homes, and when we need to make a reduction to re-position the home on the market we must introduce it to the buyers who are searching for homes in the next lowest price point.

Sage Words of Advice From Shaun Rawls.

Periodically, I will review certain neighborhoods in the Atlanta area to provide insight into lifestyle, cost of living and quality of schoools for the area.

The first city on the list is Douglasville, GA which is located about 20 miles west of Atlanta.

Here are some statistics for 2008 in Dougasville

Median Income: $57,139

Median Home Price: $143, 050

Home ownership in Douglasville is around 66% which is a little higher than most metro counties. Also, Douglasville has crime risk rates that are below average for all crimes. Douglasville has many established communities with the Chapel Hills and Anneewakee Trails areas being some of the largest residential developments in the county.

Douglas county currently has four high schools

Litha Springs High School

Douglas County High School

Alexander High School

Chapel Hill High School

There is currently a new high school under construction on the east side of the county which will help with the rampant growth that has occurred on the east side of the county. Also, Douglas county has one of the lowest cost of living indexes in the Atlanta metro area. Due to the fact that Douglas county is a more rural area, property taxes, housing and food costs tend to be less than areas closer to the heart of downtown Atlanta. Douglasville, also provides excellent shopping, restaurants nearby with Arbor Place Mall being the hub of the primary area that has most shopping and dining options.

You can learn more about Douglas County by visiting the county website, Douglas County Official Website.

I actually was referred to the Five Guys chain by a client and was I glad. These have to be the best burgers I have tasted. So I want you to put them to the challenge. Let me know if you think you can fine a better burger anywhere else.

I met the store Manager Charita aand owner Jim Ellison, great people, the want their customers to feel like they can kick back and take it easy while enjoying freshly prepared burgers and watch out for the fries!!

We think real estate is a tough business but restraunts??? Give them you support and try one today!!

They are on Chapel Hills rd in front of Kohls and next to Bank of North GA.

Frequently Asked Questions

The one reality about today's housing market is that many people have more questions than answers. The following information is intended to help you or someone you know better understand your situation.

For Further Questions feel free to contact us. For All Tax Related Decisions we advise strongly that you consult you CPA prior to making a decision. Check Out the latest Douglas county happenings and for further information about Metro Atlanta. If you have a Real Estate need in Atlanta trust the Full time Local professionals at Team Renton Keller Williams. For Free Home Search for Douglasville or Metro Atlanta go to www.servingdouglasvillehomes.com.

Do I qualify for a short sale?

The qualifications for a short sale include any or all of the following:

1. Financial Hardship - There is a situation causing you to have trouble affording your mortgage.
2. Monthly Income Shortfall - "You have more month than money." A lender will want to see that you cannot afford, or soon will not be able to afford your mortgage.
3. Insolvency - The lender will want to see that you do not have significant liquid assets that would allow you to pay down your mortgage.

What is a mortgage modification?

A mortgage modification is a process through which your mortgage lender changes any or all of the following:

• Your interest rate
• Your principal balance (through a reduction)
• Your loan terms (example: from an adjustable to a fixed rate)

This process can allow borrowers to stay in their property when they can no longer afford their current mortgage payments.

Why would a lender modify my mortgage?

Lenders have realized that in some cases it is better for them to work with current borrowers to lower payments or possibly improve terms in order to keep homeowners in their properties. The average foreclosure can cost a lender from 35-50% of the value of a property, so keeping borrowers in their homes is a good option for everyone.

What do I need to qualify for a mortgage modification?

According to the Making Home Affordable Web site (www.MakingHomeAffordable.gov), you will need the following information for your lender to consider a modification:

• Information about your first mortgage, such as your monthly mortgage statement
• Information about any second mortgage or home equity line of credit on the house
• Account balances and minimum monthly payments due on all of your credit cards
• Account balances and monthly payments on all your other debts such as student loans and car loans
• Your most recent income tax return
• Information about your savings and other assets
• Information about the monthly gross (before tax) income of your household, including recent pay stubs if you receive them or documentation of income you receive from other sources

If applicable, it may also be helpful to have a letter describing any circumstances that caused your income reduce or expenses to increase (job loss, divorce, illness, etc.)

How do I qualify for a mortgage modification?

The first call you make should be to your lender, have the information above ready to discuss with them and call your customer service line to ask them what options you have available. If the person you speak with does not understand what you are asking, you can ask to be referred to one of the following departments (different lenders have different names for these departments):

• Loss Mitigation
• Mortgage Modification
• H.O.P.E.

Prior to contacting your mortgage lender you can quickly complete an eligibility test at www.MakingHomeAffordable.gov. This test will let you know if you are eligible for a modification through the government-sponsored Home Affordability and Stability Program (HASP).

For a list of mortgage lenders and servicers, visit www.HopeNow.org.

What is a Home Affordable Refinance?

If Fannie Mae or Freddie Mac owns your mortgage, you may be eligible for a Home Affordable Refinance. This will allow you to refinance your home and often lower your payments.

What if I don't qualify, can't afford my home, and owe more than it's worth?

You are not alone and foreclosure is not the only option. If your mortgage lender or servicer will not work with you to reduce your payment, you may want to consider a short sale. Agents with the Certified Distressed Property Expert® Designation have undergone extensive training in how to process and negotiate short sales.

A short sale allows you to sell your home for less than what you owe and avoid foreclosure. Speak to me to see if you may qualify.

What are the qualifications for a Home Affordable Refinance?

According to the resources released by the government, following are a list of qualifications:

• You are the owner occupant of a one- to four-unit home
• The loan on your property is owned or securitized by Fannie Mae or Freddie Mac (see Useful Links)
• At the time you apply, you are current on your mortgage payments (you haven't been more than 30 days late on your mortgage payment in the last 12 months, or if you have had the loan for less than 12 months, you have never missed a payment)
• You believe that the amount you owe on your first mortgage is about the same or slightly less than the current value of your house
• You have income sufficient to support the new mortgage payments, and the refinance improves the long-term affordability or stability of your loan