Gayle Barton - Your Local Realtor - Forsyth | North Fulton | Cherokee | Pickens | Dawson

Was Your Home a Good Investment? Use this Calculator to See

I spend my days showing homes for sale in Cumming, GA in South Forsyth county GA and I speak to homeowners every week who are shocked to find out that their home is not worth what they thought it was.
“But I paid $…”
On the other hand, values in our local market have really held strong when compared to the national average so others are pleasantly surprised. It really just depends on a combination of location, date of purchase and updates/upgrades that have been made over the years.
Are you wondering if buying your home was a good investment? You can use this Calculator from CNN Money to find out.
Want an up-to-date market value analysis of your home? Just use this form to provide a bit of info and I’ll share my expertise with you for FREE!
Want to know why you need a CMA or market value analysis before you decide to sell?

See what your home is worth in just seconds

 

 

 

 

 

This Cumming GA Real Estate blog is hosted by Gayle Barton of BERKSHIRE HATHAWAY HomeServices Georgia Properties.

I specialize in Real Estate sales in the following Forsyth County, North Fulton County and East Cobb cities: Cumming, Suwanee, Johns Creek, Alpharetta, Duluth, Milton, and Roswell. Other areas are serviced by request.

South Forsyth Real Estate | Cumming GA Real Estate
Cumming GA Real Estate | South Forsyth Real Estate

How Should a Seller Respond to A Low Ball Offer?

“STOP now, before you lose a sale!”

You just received an offer on your home and you are ecstatic…. Until you really look at it closely and see that the amount is significantly lower than your asking price. How should you respond?
For most sellers, receiving what they consider to be a low ball offer generates an immediate and, usually, very negative response. For many that response is “This is ridiculous. I’m not even going to reply!”  But, any seasoned real estate agent will tell you “STOP now, before you lose a sale!”
Before you choose to ignore any offer on your property you must first stop to think that a written offer means that there is a person who is seriously interested in buying your home and a responding counter offer may well turn that low price offer into a sale with a bit of strategic negotiation.
In the current market climate I make every effort to prepare my home seller clients for this possibility. In some cases a buyer is just “fishing” to see how motivated a seller is. In others, they simply have the misconception that all areas have suffered the same level of market downturn they hear the media harp on day in and day out.
 Stop and Think
No matter how low, all purchase offers deserve a response. In some cases this may be a counteroffer in others it may be an outright rejection. In order to determine which way is best in your situation, you will need to check your emotions and deal strictly with the facts. A frank discussion with your real estate agent will help you determine the ways in which you can respond and still keep the negotiations open. Keep in mind: At the end of the day, it is your goal to sell your home so you, and your agent, must make every effort to progress the negotiations if possible.
 
Make a Counteroffer
A counteroffer signals to the buyer that you are willing to negotiate. Curb the instinct to respond at full price. While real estate “feels” very emotional, in the end, it is a business transaction and the best response is usually a reasonable response.
In most cases, the best strategy is to determine a price and terms that you would willingly accept and respond accordingly. This may mean lowering your price and removing any seller concessions (such as paying closing costs) or it may mean sticking to your price, but giving in on a few of the buyer’s requests (such as leaving behind the appliances).
 
 Review Recent Changes in the Market
A seasoned agent constantly monitors the local market and should be providing you with market updates throughout your listing period. If you are unsure, ask your agent to provide you with an up-to-date CMA  so you can see which comparable homes in the area have sold since your home was listed or if any new properties have been listed for sale. In a volatile real estate market, this data is very important as not only the sale price, but the appraisal price may be affected.   Keep in mind: If the new CMA determines a lower price based on the changes in the market (recent comps), you might be forced to lower your price in order to sell.
 
Have Your “People” Call My “People”
In most cases, the selling agent knows why the Buyer made a very low offer so ask your agent to call them.  A buyer’s agent cannot necessarily speak to “motivation”, but if the buyers are using a different set of comps, your agent should be able to get a copy of them for you.  If it is simply a situation in which the buyer can’t really afford what he/she wants and is hoping for a desperation sale, then you can feel justified in rejecting the offer and moving on with no aditional wasted time or effort.  Basically, you won’t know unless you ask and information is king when negotiating a sale.
 
In today’s real estate climate low offers are more often  a “sign of the times” than an actual statement about the quality or value of your home. However, buyers now have access to real estate listings online and most are aware that certain circumstances may make a seller more receptive to a low offer. If your home is vacant or if the wording in your MLS listing signals desperation (motivated seller, seller says bring all offers) you are much more likely to receive a lowball offer.
If at all possible, try to make your home presentable and reduce any obvious clues that you are overly motivated and the next offer you receive might be more what you have in mind.

Making Your Home OPEN HOUSE Ready

Real estate open houseWhen looking for our home in Cumming, GA our family traveled 75 miles (each way) virtually every weekend for months in hopes of finding our dream home. While on one of our many “scouting trips” to the area we noticed an OPEN HOUSE sign in one of our top choice neighborhoods and decided to stop in for a peek.

The front door was open when we arrived so we stepped into the foyer with a loud “Hello” to alert the agent on duty that someone was in the home only to find a woman in baggy sweats and a grungy t-shirt trying to wrangle a couple of screaming kids intent on trouncing us as they ran through the house and out the front door.

My first thought was that we must be there on the wrong day, but no, this was the real estate agent/owner and she was “happy that we had stopped by, but she needed to put her son down for a nap so we should feel free to just walk on through on our own”.

To say that we were shocked was a bit of an understatement. To find out that the home was owned by a licensed and ACTIVE real estate agent almost floored me as she was breaking virtually EVERY open house rule in the book. It was then that it dawned on me that if an agent is confused about open house protocol than perhaps many “regular” homeowner/sellers may be making some of the same mistakes so I decided to write up a quick blog based on this experience in an effort to “stop the madness”!

•1) CLEAN THE HOUSE: Dead bugs in the foyer and filthy, matted carpeting do not set the right tone with a buyer looking for a home in a $400K+ neighborhood. (No matter what the price point, there is no such thing as too clean when your home is on the market.)

•2) NO KIDS: Leave the property to the professionals. Having your family at home during an open house (or any showing, for that matter) distracts potential buyers and makes them uncomfortable. This will only limit their ability to really look at the house as opening closets and cupboards seems very personal when the owner is just over your shoulder.

•3) NO PETS: I love dogs, but many people have allergies and just seeing a pet, or pet paraphernalia, is enough to squash their interest in a property.

•4) NO STRONG SMELLS: Do not cook a big bacon and onion filled breakfast just before an open house (maybe that’s why the front door was open…) People can be put off by strong odors, even non-offensive ones like perfume or room spray.

•5) NEUTRALIZE YOUR PAINT COLORS: The pink and purple “princess room” was adorable, but I don’t have a little girl and it just looked like a great big project to me!

•6) MOVE THE JUNK: If the basement (or attic) is unfinished, move the junk so a buyer can see where things are – this one was supposedly stubbed for a full bath (a make or break item for us), but we couldn’t find the plumbing under all the junk.

•7) MAKE A GREAT FIRST IMPRESSION: If you want buyers walking through the front door your home must first impress them with its curb appeal. Landscaping should be clean and neat; paint should be fresh and yard toys should be put away.

Basically, all I’m saying is DON‘T OVERLOOK THE OBVIOUS when you’re trying to sell. Every minute you spend making your home “show ready” is worthwhile.

 
 

 I hope that the practical tips and information I provide on my site will empower you with the information you need to take the critical steps necessary when buying or selling a home. If you did not find the information you’re looking for here, please ask me!  I am always available to help.

This Cumming GA Real Estate blog is hosted by Gayle Barton of BERKSHIRE HATHAWAY HomeServices Georgia Properties.

I specialize in Real Estate sales in the following Forsyth County, North Fulton County and East Cobb cities: Cumming, Suwanee, Johns Creek, Alpharetta, Duluth, Milton, and Roswell. Other areas are serviced by request.

South Forsyth Real Estate | Cumming GA Real Estate
 Cumming GA Real Estate | South Forsyth Real Estate

What is a CMA and Why Do You Need One?

 

Determining a suitable list price for your home is one of the most important tasks a listing agent will assist you with. Generally this begins with a CMA.
When a real estate agent says they will be completing a “CMA” on your property, they are referring to a Comparative Market Analysis. A CMA is a detailed market data report prepared specifically for your property.
The CMA process will be completed before your home is listed for sale and should provide you with a reasonable idea of what your home will likely sell for.
The CMA report is created using information about area “comps” (properties which are similar to yours) which have recently sold, are currently active on the market or were recently listed for sale but expired without selling. In the report, adjustments will be made to the price of each comp to account for additional or missing features, upgrades or size discrepancies as compared to your home.
The information provided in a CMA will be very useful in helping you determine an accurate sales price for your home. As an agent, it is my goal to help you get your home sold for the most money possible, in the shortest time possible and with the least hassle possible – and this information can help us do that.
The first step in creating an accurate CMA will involve a quick walk through inspection of your property. This inspection will not take long and need not be extremely detailed. It simply allows us to note specific details about your home (such as special features or upgrades) and assess the overall condition of the property. If you are thinking of making any updates, upgrades or modifications to your home prior to selling, this would be the best time to make us aware of your plans.
Next, we will research several property data sources to obtain information on comparable properties in your local market – including active listings, properties which have sold recently, foreclosures, etc.
Active listings: Tell us what your direct market competition will be.
Sold listings: Tell us what an actual buyer is willing to pay for home similar to yours.
Expired listings: Tell us the price at which a buyer will walk away from a home similar to yours.
The data sources we use include a blend of multiple listing services, tax records and other market trending databases. Additionally, to further enhance the accuracy of our CMA, we utilize a private data source used by many lenders to create a “desktop appraisal” report. This report provides us excellent insight into how a mortgage lender will likely evaluate your property’s value.
The sum of this information will provide the agent an accurate estimate of what your property is worth in the current market. This will be presented to you in the form a “pricing range”. (More aggressive pricing for those in need of an immediate sale – less aggressive pricing if time on the market is not an issue.)
Not only is a CMA important in terms of pricing your home for sale, but buyers often request that their agent complete a CMA on any property they are seriously considering making an offer on to verify that the asking price accurately reflects the current market value.
A CMA is not an appraisal. An appraisal must be performed by a licensed appraiser. You have the right to have a pre-listing appraisal completed on your property by the appraiser of your choice if you feel the value is in question. If the homebuyer is seeking a loan to purchase your home, the buyer’s lender will require one to be completed by an appraiser, sanctioned by them, prior to loan approval.

REQUEST a FREE Market Analysis (CMA) of Your Home

 

Do I Really Need to get a Survey When I Buy a Home?

Do I really need to get a real estate survey on the home I'm buying? Buyer’s ask me all of the time – “Do I really need to get a survey?”  This cautionary tale will answer that.
Life is full of anomalies. You know, those “one off” situations that you think you’ll never see again. But, when the same topic comes up on three separate occasions in a short period of time, I know that there’s more to it than a simple case of bad luck and I need to be prepared to change my way of doing business or provide a warning to my clients.
Recently I was contacted by a homeowner who had a question about a survey. They had closed on their home over two years ago and were now ready to start a major landscape project for their backyard. The landscaper required a new survey, which they promptly ordered. The surveyor soon notified them that the county actually showed two surveys on record for their property. One showed their property and the lines of the adjacent properties as everyone expected them to be. The other showed a different set of property lines with hardscape actually falling inside the adjacent neighbor’s yard. In this case one neighbor’s fence would be on their property and a portion of their driveway and existing hardscape would be in another neighbor’s yard. Of course, the first question was… which survey was correct?
The current homeowner’s closed on the property based on the survey used in the warranty deed of the previous owner – which is typical. Unfortunately, it was discovered that this was incorrect (and had been for the last 3 property transfers). It seems that the developer had originally surveyed the neighborhood but then realized they had not left enough room for some of the first few houses once the front entry walls & landscape were completed. Not a problem, they simply re-platted those properties and continued on building out the neighborhood. The problem came, in 2000, when the original buyers purchased the homes involved. At that time, the builder’s paperwork still referenced the original survey and the original homeowner’s closed against the “old” survey despite having been shown property lines referenced in the second survey. This mistake then trickled down to every homeowner after them.  Interestingly, over the next 20 years, this property had changed hands multiple times and the issue was never caught.
My first response was to recommend contacting the closing attorney who completed the title work on the property and the title insurance company. Now it seems that the easy answer would be for the three neighbors involved to simply have new surveys drawn up based on the correct information and have that information recorded as “the accurate survey” but, apparently, that is not possible unless all three homeowners own their properties out right with no mortgage.
As most of you know, I have been active in real estate for many years and this is the first time I’ve had this situation come up. However, twice in the last month I have seen an example of this so I know it is more widespread than I would have previously believed.
In one case, it was a buyer in a brand-new neighborhood mentioning that the same exact thing had occurred and they had only found out about it when the builder came to remove a tree from what they believed to be their property. They had not had a real estate agent representing them, but I doubt that would’ve made a difference in their case.
In the second case, I was preparing for a listing appointment and found two references to two different neighborhood plats. Once again the builder had had to make a change to the original neighborhood plats. Thankfully, this homeowner had closed against the later plat, as he should have, resulting in no issue.
In Georgia a survey is not required by the lender.  It is strictly up to the buyer and most simply do not want to spend the money when they have already spent so much on inspections and lender fees.  I have always let me my clients know that having a survey completed is a good idea, but most of the time it cannot be done prior to our due diligence period so many choose not to do it.
In the past, I have questioned why the lenders had removed the survey requirement and was told by a closing attorney that it was because “the title insurance will take care of any issues”. In the first circumstance I mentioned it does not appear that the title insurance company will be accepting responsibility for handling the issue. This leaves the current homeowner with the hassle and expense of rectifying the situation the best way they can, legally.
Based on what the closing attorney said I did not have a survey completed on my current home. However, you can bet that I will from this point forward.
And that leads to the moral of my story: I now tell all of my buyers to, no matter what, GET A SURVEY!

 

 

This Cumming GA Real Estate blog is hosted by Gayle Barton of BERKSHIRE HATHAWAY Georgia Properties.

I specialize in Real Estate sales in the following Forsyth County, North Fulton County and East Cobb cities: Cumming, Suwanee, Johns Creek, Alpharetta, Duluth, Milton, and Roswell. Other areas are serviced by request.

South Forsyth Real Estate | Cumming GA Real Estate
Cumming GA Real Estate | South Forsyth Real Estate

Home Mortgage Financing – What is a Loan Origination Fee?

Residential loan mortgage application formWhether you are buying your first home, or your 10th, home mortgage and financing details can be somewhat overwhelming.  And, figuring out what a loan really costs (and what all of those fees are for) can be a daunting task as well.

Most buyers know they will be expected to have a down payment (3% – 20% depending on loan type) when they write a contract to purchase their new home, but what seems to be confusing to many is the fact that they will also have to pay closing costs. These closing costs are variable and could add up to 2 – 5% of the purchase price of the home.

Generally the most costly item on the closing disclosure will be the loan origination fee. This is the compensation received by the lender for the work they do in completing the loan processing for you. This will include tasks such as completing the paperwork and working through all of the verifications and underwriting of the loan application. This fee is customarily 1% of the home loan amount, but it can vary from lender to lender.

In addition to the loan origination fee, the lender may also charge additional fees such as processing fees, underwriting fee or any other aptly named fee.

If you have an excellent credit rating, it may be possible to negotiate these fees on a larger loan amount. An excellent credit score can be a great bargaining chip in your negotiations so, if that is the case, then you may want to ask the lender to lower the fee or if it is possible to receive a flat-rate loan-processing fee.

When speaking with lenders, you will first want to ask for a good faith estimate. The GFE will provide a breakdown of that particular lender’s fees, and give you an estimate of your total loan expense. This will allow you to price shop between lenders. However, I will tell you that the cheapest is usually not the best!

If you have questions, please feel free to reach out to me or confer with your real agent.

 

 

This Cumming GA Real Estate blog is hosted by Gayle Barton of BERKSHIRE HATHAWAY Georgia Properties.

I specialize in Real Estate sales in the following Forsyth County, North Fulton County and East Cobb cities: Cumming, Suwanee, Johns Creek, Alpharetta, Duluth, Milton, and Roswell. Other areas are serviced by request.

South Forsyth Real Estate | Cumming GA Real Estate
 Cumming GA Real Estate | South Forsyth Real Estate

Understanding the Home Appraisal Process

Understanding the home appraisal processWhen I began speaking with a Forsyth County home seller regarding the pricing model for their home, generally, my first step is to complete a comparative market analysis (CMA).  This report provides information about similar properties which have sold in the last 6 months as well as listings currently on the market which would be our direct competition.

In most cases, the seller sees his home through the lens of the time and money he has invested in it over the years. Unfortunately, an appraiser will look at it somewhat differently.  He is considering the square footage of the home, lot size and “effective age” which takes into consideration updates and renovations in the subject property vs those found in recent comparable “market sales”.

To say the least, appraisals are expected to be objective and unemotional.  They do not take into consideration the time, energy or love (blood, sweat & tears) a seller has invested in his home, simply the sales data.

At the end of the day the appraisal is the final statement of value on the property.

While most sellers view it as a “buyers appraisal”, the fact is that in all but a cash offer situation, it is a “lenders appraisal”.

In some cases a buyer will perceive a higher value for a property than the appraisal states, but the lender simply will not approve a loan for a higher amount.  At this time, the seller will very likely want to contest the appraisal. Of course the listing agent can attempt to provide additional comparables but, in truth, it generally proves fruitless.

Realistically, it creates a situation where three things can happen:

  • the buyer can make up the difference in cash
  • the buyer and seller can negotiate a new, somewhat lower sales price  (such as splitting the difference) with the buyer making up their portion in cash
  • the seller lowers the sales price to the appraisal price. Of course, this negotiation will be based on current market activity.

The handy graphic below explains everything Forsyth County home buyers and sellers needs to know about the home appraisal process.
Click to Enlarge Image

The Home Appraisal Process

 

 

 

This Cumming GA Real Estate blog is hosted by Gayle Barton of BERKSHIRE HATHAWAY Georgia Properties.

I specialize in Real Estate sales in the following Forsyth County, North Fulton County and East Cobb cities: Cumming, Suwanee, Johns Creek, Alpharetta, Duluth, Milton, and Roswell. Other areas are serviced by request.

South Forsyth Real Estate | Cumming GA Real Estate
Cumming GA Real Estate | South Forsyth Real Estate

Despite What Kermit Says, It Really Is Easy Being Green

High efficiency green home - Cumming GA real estate, Forsyth County real estateDespite what Kermit says, it really is easy being green….. at least in the Forsyth County real estate market.
With many home builders trying to reach Millennial buyers through the use of green building practices (using smart solutions to maximize a home’s efficiency and comfort while reducing its overall impact to the environment), and so many new green technologies for existing homeowners to use when updating their home, I believe that going green gets easier every day.
When most people think of making green updates to their home, their thoughts immediately go to major projects like adding turbines, or solar panels or geothermal heating units, which can seem overwhelming. The truth is, you don’t have to take on major projects to make a major difference in your family’s energy consumption. Here are a few ideas….
The obvious choices:
Replace your existing HVAC System with a High Efficiency System: According to Energy Star, heating and cooling your homes typically uses 43% of your overall household energy budget annually. That makes it a top priority in terms of making an upgrade to save both energy and money. When it’s time to replace your existing HVAC units, take the time to do your research and you may find that spending a little more upfront can make you money in the end through annual energy cost savings and at the time of resale.
Add Insulation and Weather Stripping: This is actually on of the easiest and most cost effective green updates you can make. Sawnee EMC, our local electric company even provides a free energy audit to help you find where you need to focus your efforts.
Double Pane Windows and High-Performance Doors: About 25% of your annual heating and cooling costs can be attributed to loss due to non-energy efficient or single pane windows. This is not an inexpensive replacement to make but, in terms of resale, this is an excellent choice if you are considering making green updates to your Forsyth County home.
Tankless Hot-Water Systems: Why heat water all of the time when you only need it occasionally? You may even be able to take advantage of a tax credit for replacing your old water heater with a high efficiency unit.
Programmable Thermostat: There are many new programmable thermostats on the market – some are even wifi enabled which allows you to adjust them when you are away from home. The Nest thermostat will actually learn your habits and adjust itself accordingly.
Some options you may not know about:
Smart Power Strips: These “smart power strips” are pretty amazing. They actually sense energy demand and cut off power to fully charged devices (devices that are plugged in and shut off or fully charged). These energy vampires can actually be responsible for 20% of your overall energy bill.
Flooring:
•Carpet made from recycled plastic bottles
•Sustainable bamboo flooring
Rain Barrels: Pretty simplistic really, but very effective. You just run your gutter water into the barrel and then use it to water your plants.

 

 

This Cumming GA Real Estate blog is hosted by Gayle Barton of BERKSHIRE HATHAWAY HomeServices Georgia Properties.

I specialize in Real Estate sales in the following Forsyth County and North Fulton County cities: Cumming, Suwanee, Alpharetta, Milton and Johns Creek. Other north metro-Atlanta suburbs are serviced by request, so please call.

Forsyth County Real Estate | Cumming GA Real Estate | Mountain Crest Homes For Sale
 Cumming GA Real Estate | Forsyth County Real Estate

Disclaimer: Information contained in this post is deemed reliable on the date of publication, but it is not guaranteed and it is subject to change without notice. All content, including text, original art, photographs and images, is the exclusive property of Gayle Barton and may not be used without expressed written permission.

Your Forsyth County Insurance Rates May Be Going Down

FORSYTH COUNTY’S INSURANCE SERVICES OFFICE RATING HAS IMPROVED

Home owners insurance policyRating improvement means potential insurance savings for residents and businesses. Effective July 1, 2015 your insurance rates may be going down! 

For the first time since 2008, the Insurance Services Office (ISO) has graded Forsyth County and the news is good!

ISO recently conducted a study auditing both Forsyth County and the city of Cumming and both have received an improved ISO rating.

The study assessed Forsyth County’s ability to serve the public by examining three key areas of public safety: Fire protection, E-911 service and water services.

ISO ratings are measured on a scale from 1 to 10, with lower numbers representing better levels of protection. Ratings are based upon a number of factors, including fire response and equipment, E-911 call handling and efficiency, and fire hydrant volume and pressure availability.

The audit was followed by months of system analysis and evaluation by ISO, which resulted in an improvement of the county’s rating from a 5 to a 3. Homes and businesses located within five road miles of a fire station will benefit from the rating change from a 5 to a 3. For residences and businesses farther than five road miles from a fire station, the new rating may not apply.

Insurance companies are able to begin using the new rating to determine rates effective July 1 and this means potential insurance savings.

I encourage residents and business owner to contact their insurance provider for specific information on how the rating change may impact their insurance rates.

If you need homeowner’s insurance, or just want a quote, you might want to contact Todd Hoffman – Nationwide Insurance in Cumming, GA

Cumming GA Home Makeover in Gran Forest

Just over a year ago my real estate clients purchased a home in the Gran Forest neighborhood located in Cumming, GA with a plan to make several major renovations. Read the story of their home search.   When I wrote about it at the time, I promised I would update you once the work was completed so I am here to share the details.

Gran Forest Neighborhood Subdivision Cumming GA 30041Before we start, let me clarify that not every home for sale is a candidate for a major renovation.  For a project like this to work well, the home needs to be in good condition structurally and in a neighborhood whose price point can withstand the additional costs involved.  You don’t want to risk over improving for the neighborhood unless you plan to stay in the home long term.

I knew that my clients have excellent taste so I expected that their makeover would be spectacular, but I really wasn’t prepared for all that they accomplished. Their renovations touched virtually every space in the home, but I’ll only be walking through the major areas with you here.

Of course, like any good real estate agent, I have to start at the beginning…. curb appeal.  At the time of purchase the house needed a MAJOR update to the curb appeal (landscape, garage doors, etc…) and repairs to a bit of deferred maintenance.  There were no structural issues (verified during the home inspection), but the old girl looked tired!  Now, the home looks fresh and inviting.  The removal of the overgrown shrubbery also allows more light into the house which is a nice bonus.

Gran Forest Home Renovation Front Facade

 

While we are outside, let’s just step around to the back yard.  The new fence was for practical purposes as well as aesthetics, but I love how nicely it frames the yard. A little pruning and a whole of added decking makes a major difference in the look and functionality of the space.  The small original deck was removed and replaced by a larger, multi-level deck to better accommodate entertaining.

Gran Forest Backyard Renovation
Click photo to enlarge

 

Gran Forest Back Yard Deck Renovation
Click photo to enlarge

 

The interior changes begin as soon as you walk through the door.  All of the carpeting was replaced with hardwood and the existing hardwoods were stripped and re-stained with a warmer, updated color.  New paint colors and updated lighting also enhance the feeling of light, fresh and new throughout the property.

Starting in the foyer,  a new chandelier (not visible in this shot) replaces the old brass fixture. You can see the stairs, which were previously carpeted, now boast hardwood treads and iron spindles. This space now creates and elegant entry for visitors.

Gran Forest Home Renovation Foyer
Click photo to enlarge

 

The dining room benefits greatly from the removal of the over grown shrubbery as light now pours in through the new plantation shutters. An on-trend paint color and  modern lighting really give this room a fresh, sophisticated feeling.

Gran Forest Home Renovation
Click photo to enlarge

 

Across the foyer is the living room which previously felt dated and dowdy. The home owners removed the dingy carpet and replaced it with hardwood and added the plantation shutters which provide privacy while allowing light to flood the room.

 

Gran Forest Home Renovation Living Room
Click photo to enlarge

 

Passing into the family room, one of the things you notice right away is the abundance of light. Replacing the heavy valances with plantation shutters also gives the illusion of larger windows.

Gran Forest Home Renovation Family Room
Click photo to enlarge

 

Turning to the kitchen, I have to say that nothing really prepared me for the change I found here.  The homeowners kept the major things in place (cabinets and appliances are original), but the updates are dramatic.  The only thing I can think of to describe it is “country to country club”!  The lighter cabinets reflect more light making the room appear larger, the glass tile backsplash is on trend but not “trendy” and the updated lighting sets the perfect tone. (note the chandelier over the eating area has been removed to cause less

Gran Forest Home Renovation Kitchen

 

Just off the kitchen is the main level bath and powder room.  This bath serves both the guestroom and main level visitors.  Once just a plain-Jane tub/shower combo, it is now offers a sleek, tiled double shower with a frameless, glass shower door.  A new vanity, with a granite top and an oversized mirror, adds more storage further updating the room’s over all appeal.

Gran Forest Home Renovation Powder Room
Click photo to enlarge

 

Heading upstairs to the master suite, all I can say is “ahhhh”.   The homeowners have truly created a master suite oasis for themselves. Replacing the dingy carpets with gleaming hardwoods and the heavy drapes with plantation shutters gives the master bedroom the feeling of an upscale bed and breakfast – not a bad place to wake up to everyday!

Gran Forest Home Renovation Master Suite
Click photo to enlarge

 

But, as beautiful as I think that master bedroom is, nothing can overshadow the spa-like master bath they created.  The transformation here is incredible!  Of the entire project, this room is the true Cinderella story.  What my photos can’t show is the mold under the carpet (Yes!… carpet in the bathroom.. yuk!), the chipped tile and dirty grout that graced this once sad little bathroom.  Now, it is an oasis worthy of any spa I have ever visited.

Gran Forest Home Renovation Master Bath
Click photo to enlarge
Gran Forest Home Renovation Master Bath
Click photo to enlarge

As you can see, this is not a huge home nor is it an extravagant home, but the owners have made a smart, upscale renovation that has turned the house the bought into their castle.  Of course mots of their updates will definitely amp up their home value when the time comes to sell!

I think that this story shows the importance of looking at a property’s potential when looking for a new home.  Of course, not everyone is willing to take on a major renovation like this, but looking for a home that can benefit from a few updates can certainly be a rewarding challenge.

 

 

 

 

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Interesting Real Estate Story of the Day

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  • Zillow Cites ‘First Mover Advantage’ With ChatGPT Integration
    “In a housing market that’s bouncing along the bottom, Zillow continues to outperform both our outlook and the broader industry,” claimed CEO Jeremy Wacksman during the company’s Q3 2025 earnings call on Thursday, October 30.  The call took on a congratulatory tone as Zillow leadership spotlighted strong financial performance and Zillow’s consumer and agent-facing initiatives,… […]

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My clients needs are my number one priority and putting them first is how I distinguish myself from other agents in my area.
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325 Brannon Rd., Suite #200 Cumming GA 30041
770.844.8484