houses for sale in south forsyth county ga | Top Local Realtor - Forsyth County Real Estate in Cumming GA

Barton Team Clent Reviews

Gayle was wonderful to work with! She is very knowledgeable and professional, and it is very obvious she cares about finding her clients a home they’ll be happy in, and not just in making a sale. She helped us navigate the process of both buying and selling a home, and alleviated any burdens that she could! She has an excellent marketing approach, and I believe that her strategies in both showing our home and tips for us in preparing our home for sale were what got us an offer so quickly. We had already found our next home, so we were thrilled to received MULTIPLE offers within days of our open house, many over our asking price. I would highly recommend Gayle to anyone looking to buy or sell a home.
Morgan J. – Cumming

Gayle did a fantastic job selling our home. She explained the demographics, area competition as well as the process of how we would sell our home. Her pictures were fantastic and the video virtual tour was hands down the best that we have ever seen. Her premarketing plan was so good that we had appointments waiting to see the home the day it listed. We got an over list and a full price offer on day one and a total of 7 offers in 4 days, including two over list. Gayle knew how to price us “in the market” so that it drove those full and over list offers from day one. We cannot recommend Gayle with any more fervor, she was awesome and will be for you as well.
Jason W. – Cumming

We were happy to have Gayle Barton as our Realtor when selling our town home. She marketed our property professionally and sold within thirty day period. She helped us make educated decisions and answered all our queries in short span of time. She was there at every step to guide us through the selling process. In our opinion, Gayle Barton is the BEST and we will not hesitate use her expertise again.
Ananda M. – Cumming

Gayle was so responsive and knowledgeable about our sale! She made it very easy on us and removed the stress from our real estate transaction. Thank you Gayle!
Kristen M. – Roswell

Working with Gayle was a joy. She sold our home and helped us find the perfect new home. During that time she kept us informed and up to date. If we had questions she would answer them or find the answer for us. She takes an interest in her clients and makes them feel like they are number one in importance. Her calming spirit is a delight.
Jim & Marsha K. – Cumming

Gayle Barton was by far the most helpful agent my husband and I have ever had the pleasure to work with. We built a home in Forsyth County in Georgia & in the process, she respectfully represented us far more then we could have imagined. She had to go to bat with our builder a few times, and hit home runs for us every time. Gayle was patient with our family throughout the process. There was a time when we had some doubts, she was there showing us other homes to assure us we were in fact making the right decision. She knows the area very well. Gayle is prompt in returning calls, emails and texts. She is warm, friendly and inviting, and is quite humorous, which made tough times easier. I literally can’t say enough wonderful things about our agent. When you get a chance to work with her, you’ll understand as well!! Our family, including our 3 year daughter whom loved Gayle too, highly highly recommends Gayle Barton for all real estate needs. We thank her from the bottom of our hearts!
Rebecca C. – Cumming

We liked Gayle’s work so much the first time we purchased a home with her that we came back for more three years later. She is very knowledgeable, efficient and honest in her dealings. Her high energy and tireless work ethic make her a joy to work with. She treats her clients with respect and listens to her clients concerns and preferences. We would highly recommend Gayle to anyone.
Keith & Linda G – Mineral Bluff

Gayle was an excellent realtor, and it was a pleasure finding our new home with her. She was very friendly and efficient, and she did a great job negotiating for us. We always felt we were well taken care of and that she had our best interest in mind. She was also very prompt with response to any questions and communications. It was nice to know we could completely rely on her. She knows her job very well, and we could not recommend her more!
Brian O. – Cumming

As a multi-time home buyer I found Gayle to be very knowledgeable about the area and very attentive in listening to our wants and needs when making the decision on which homes to preview. Gayle was also very helpful in providing local recommendations for mortgage professionals and home inspectors. Her follow up was excellent on any issues that pertained to utilities, and questions we had for the seller.

Gayle made our relocation extremely smooth and trouble free and will be my choice again should I have to relocate in the future.
Willie P. – Cumming

Gayle deserves the highest recommendations. We greatly enjoyed the entire shopping and purchase process with her as our realtor. She was able to provide custom lists of homes for us to review prior to our visit. The active market and our tastes allowed us to quickly narrow down the homes we were interested in. She arranged several showings of both existing homes and new constructions and her vast experience was obvious when we discussed purchase options. Even after our closing she has continued to be super responsive to questions and has helped with every request. We are most pleased and again can highly recommend her.
Brian M. – Cumming

My husband and I have bought and sold homes a number of times during our 33 years of marriage. Never have we had a better, more knowledgeable or more responsive agent than Gayle Barton. We have and will continue to recommend Gayle to friends and family for all of their real estate needs. We could not have been more pleased with every aspect of her work on our behalf. SHE IS ONE IN A MILLION!!
Jane L. – Cumming

My wife and I were relocating due to a new job. Finding a home in a brand new state/city can be very challenging. We also had a tight timeline. We worked with Gayle remotely ahead of time selecting potential area/houses and with her knowledge of the market/area she was able to help us to narrow/define the area. She dedicated multiple days with us and prescheduled all the showings for consecutive days. Within one weeks time in GA we are able to select an awesome house that we now love. She was a big help in every step of the process. We highly recommend Gayle!
Bryan S. – Canton

When we first moved to Georgia, Gayle Barton helped us find a great rental. When it was time to buy a home, we immediately contacted Gayle to be our agent!

She was fantastic! Working with Gayle feels like the perfect mix of working with a friend and a professional realtor. She is easy to speak to and listens to your every concern to better understand your needs. We always felt that we were being cared for and represented well.

Gayle is extremely knowledgeable about the area and always had great feedback and information about the properties… such as future local developments, proximity to areas of interest, and property values. She was always honest about costs and expectations depending on the area and neighborhood.

Gayle got us everything we wanted and made sure that we left the experience with nothing but happy home buying memories! Thank you, Gayle!!!
Ashlee S. – Cumming

I contacted Gayle at the last minute to help us with an offer on a new home. Not only was Gayle extremely responsive, she got us in touch with a lender who was able to secure financing in a very short amount of time. Throughout the entire process, she was fantastic to work with. Based on that process, we decided to use her to list our existing home. Within the first week, over 20 families saw our home and we had an offer within the first 10 days. Gayle was patient, walked us through the entire process, and provided guidance at the appropriate time. We are going to use her again to list our parent’s house and are looking forward to working with her. I would strongly recommend Gayle to anyone either looking to buy or sell a home.
Ryan G. – Cumming

Our home wasn’t for sale, she had a client that wanted to live in our subdivision. She sold our home and sold us a new home! Gayle makes things happen. She is the most professional agent we have ever been involved with. I highly recommend her to anyone who is thinking of selling or buying a home.
Janie T. – Cumming

My husband and I were very impressed with Gayle’s knowledge in the industry and the professionalism that she showed during the entire process. We would highly recommend her!
Julianne C. – Cumming

We were moving to a new area that we did not know and Gayle did a great job in giving us a total perspective of the area. She know Forsyth County! She was always well prepared and was very aware and receptive of our needs and found the house that we were looking for. She is very strong on follow-up and responds quickly. She was always available to us for house hunting. She works in a very positive and professional manner. She just did a great job, we highly recommend her.
Ed S. – Cumming

I’m very happy to give Gayle my highest recommendation. She is extremely knowledgeable, diligent, responsive and very patient with her clients. I found working with her a joy and felt she was there to help during every step of the process. Gayle is a true professional and she loves her job!!
Cassie M. – Cumming

Working with Gayle has been a wonderful experience. She has been helpful through the entire process of selling our house. She was always available and quick to respond. She helps walk you through the process of offers/counter offers and gives sound advice. I highly recommend her as an agent and know I would use her again if needed. Our house sold in two weeks!
Anne W. – Cumming

Sadly, Zillow limits the number of stars I am able to allot, so 5 will have to do. After just closing on my new (first) home, I can say without a doubt that I will not even consider another realtor if I end up moving in the future. I had already referred Gayle to several coworkers before I even closed on the home. She met and exceeded my expectations every step of the way. Making every possible attempt to meet all of my demands, both the home search and following in person meetings were a breeze. Every bit of communication was prompt, usually faster than even my significant other’s. As the buyer, Gayle was able to negotiate far better terms than I had even considered possible. All this of her own behest, no less. Do yourself a favor and at least give her a shot.
Cody B. – Cumming

Why Cumming, GA Real Estate Agents Get the Nod

There are a couple of ways to look at the difference between the way you approach a typical Cumming, GA home sale and the way your real estate agent does. One is positive, the other, less so—but considering both reveals something about the value we Realtors^® add to the process.

Most Cumming, GA homeowners do decide to enlist the services of an experienced Cumming, GA real estate agent, but sometimes it’s only after trying to avoid it. The reason is nearly always because, although the percentage of the standard agent commission is only 5% or 6%, when the sale amount is hundreds of thousands of dollars, it can seem like an awful lot of money for hardly any work at all.

The reality is otherwise—and in fact, since it’s a competitive business, those commissions would certainly be lowered here and there if it were commercially feasible to do so. But supporting the ongoing office and networks involved make that unrealistic. And then there is the other factor, which is to make all that background noise as invisible as possible. Part of a good agent’s accomplishment is to quietly assume most of the tedious tasks of the buying and selling process so that the client can concentrate on only those issues necessarily theirs to perform. Good agents don’t burden their clients with all those details—and certainly don’t complain about them! An unfortunate but unavoidable consequence is that the job seems far simpler than it actually is.

And in fact, the principal reason that most buyers and sellers do rely on Cumming, GA real estate agents is because it’s the nearly universally accepted common practice. For a transaction as important as buying and selling a home, most people safely assume that it’s not prudent to make it a DIY project. Too, since teaming with a Realtor was probably the path chosen by their parents (and most of their neighbors and friends), there is little impetus to change the method that has succeeded for everyone in the past.

There is another good reason people count on their Cumming, GA real estate agent, as well: it has to do with the perspective we add. When a client is house hunting, the overriding goal is to find the Cumming, GA home that offers the most pleasing combination of features that fits their budget. When an experienced agent is part of the scouting team, another dimension is present: a sounding board for how properties stack up against the wider Cumming, GA market in terms of competitive value. If a home is a perfect fit with a client’s gotta-have-it features list—but is nonetheless overpriced—an experienced agent is there to supply that perspective. When the later time comes to sell and reclaim value, that input can prove to have been all-important.

Whether selling or buying, staying abreast of the Cumming, GA market is a key part of making discerning choices. Call me anytime to discuss what’s new!
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.

Gayle Barton South Forsyth Real Estate | Cumming GA Real Estate
Gayle Barton Cumming GA Real Estate | South Forsyth Real Estate

Cumming, GA Mortgage Rates Behave Like Super Bowl Champs

Except for the few chip remnants that will dwell down there wedged between sofa cushions until spring cleaning time, the principal residue from most Cumming, GA Super Bowl parties is little more than a jumble of disconnected memories. There was the seemingly endless progression of pregame interviews, clips from past Roman numeralled contests, silly football-themed features, prognostications (somehow seeming to favor Atlanta, even though the serious odds-makers never wavered from their confidence in a Patriots win)—then, finally, the game itself. Well, the beginning of the game, anyway. The actual contest was suspended at length while Gaga was suspended from the rafters. But at long last, once the game resumed, that segment of Cumming, GA’s citizenry that wasn’t already Super Bowled-out was witness to New England’s march into the record books.

At least crestfallen Falcons fans had the consolation of a thrilling season and their quarterback’s rise to become the league’s Most Valuable Player. They’d also been witness to a memorable event in sports history. One thing is for certain: New England sewed up its place at the top of the pro pigskin record charts—and it’s likely to be a long time before they’re dislodged.

Meantime, the non-Super Bowl-fixated portion of the world hummed along as it does on any Sunday. In our Cumming, GA real estate world, not a lot of home-showing activity was going on—but it was against a background of some mortgage rate news that was the exact opposite of what was going on inside NRG Stadium. The expected wasn’t happening as predicted. The mortgage rate favorite was a no-show. The week’s mortgage rate outcome was a surprise. Those mortgage rates that are supposed to gradually rise this year? They didn’t.

As CNN Money headlined, “Mortgage rates kick off new year with a drop.” It was the first downturn in 30-year fixed rates since the presidential election. Freddie Mac said that the average rate fell from 4.32% to 4.2%. “Here’s some good news to start the new year,” they said; “mortgages are a little cheaper.”

As everyone knows, when Cumming, GA mortgage rates fall, it’s good news for Cumming, GA buyers and sellers. For homeowners looking to join the Cumming, GA listings, it means encouragement for their prospective buyers, because it offsets increases in asking prices. And in fact, Cumming, GA’s real estate scene continues to be most favorable. Monthly mortgage payment numbers are still suspended at near-historical lows (unlike Lady Gaga, whose suspension was way up there).

The Super Bowl parties may be over for a while, but at least until March Madness fires up, Cumming, GA house-hunters can now make the most of it.

Whether you’ll be looking to list or to do some serious house-hunting, give me a call—the Cumming, GA real estate playing field is clear of distractions!

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

Gayle Barton South Forsyth Real Estate | Cumming GA Real Estate
Gayle Barton Cumming GA Real Estate | South Forsyth Real Estate

Importance of Visual Elements in Your Forsyth County Listing

We all know what shaggy dog stories are. They’re the jokes that go on and on and then peter out without much of a punchline. I think I found a scientific study about real estate that fits that description—but you can decide for yourself.

We remember that true “science” is only possible when a theory can be experimentally tested and then repeated by others. Since Forsyth County real estate’s market conditions are always in flux, controlled laboratory conditions don’t exist. The result is that marketing residential real estate here in Forsyth County is rightly classified as at least as much art as science.

Since that’s the case, whenever serious study is aimed at the field of real estate sales, it deserves consideration. Such was the case a while back when a professor at George Washington University published an “econometric” study about real estate transactions. It dealt with “The Effects of Pictures and Virtual Tours on Home Sales.”

Since it involved some heavy-duty mathematical analyses, a little introductory history might be in order. It wasn’t that long ago that Forsyth County “listings” meant Xeroxed pages quaintly carried around in Forsyth County agents’ 3-ring folders. Some of those pages may still survive in a museum someplace, but they went bye-bye as soon as online real estate sites gained access to the digital listing information. It took a while longer before the web was fast enough to regularly include pictures and videos as a matter of course, but by now we all know that Forsyth County listings almost always feature lots of pictures, sometimes a video, and sometimes both.

So when the GWU study promised to add insight into how those visual elements are influencing home sales, it attracted more than just academic attention. For those preparing their Forsyth County homes to go on the market, for instance, it would seem to be worth looking into. The paper is 32 pages in length, with six tables using things like the White Heteroskedasticity-Consistent Method to calculate the co-variances. True, I didn’t spend a lot of time examining the columns of numbers, but I’m glad they are all there in the tables (along with the 24 References naming the economic journals cited).

So here’s the punchline—what the Conclusions section tells us about the effects of pictures and virtual tours on home sales – and, you don’t have t0 be a scientist to understand this correlation: They help

To quote the findings precisely, they “suggest that pictures and virtual tours both increase the expected transaction price and decrease the average time on the market…”

When you get ready to list your Forsyth County home, I hope you’ll give me a call. One thing is for sure: we’ll make sure your listing includes terrific-looking visuals—the kind that don’t need “calculated co-variances” to pull in the prospects!

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

Gayle Barton South Forsyth Real Estate | Cumming GA Real Estate
Gayle Barton Cumming GA Real Estate | South Forsyth Real Estate

Asking Price Decision is Crucial for Cumming, GA Home Sellers

Gayle Barton Cumming GA real estate - Forsyth County Realtor — Gayle Barton Cumming GA real estate – Forsyth County Realtor

For more than a year, it’s been the happy trend across the nation for the average DOM (days on market) for residential properties to have been declining. It’s a “speed of sale” measure—one that most Cumming, GA home sellers hope will reflect that it won’t be long before they are handing the keys to happy new owners.

There are some ruling considerations that go into establishing a winning Cumming, GA asking price. One is psychological: thinking of a buyer’s frame of mind, most people don’t want to be the only ones who are interested in a house. When a slightly lower-than-comparable asking price is part of the marketing message, it draws a crowd. Another consideration is the search bracket. Knowing how buyers tend to bracket price range parameters for similar Cumming, GA homes is something I can help with. If comparable homes have been selling in a range that tops out at $400,000, asking $410,000 (so you can discount it in later negotiations) is a mistake: your property won’t even appear on search results you’re aiming for.

It is said that pricing is an ongoing discussion—something that holds true if the activity level is less than expected. In every dissertation, oration, article, comment, FAQ, and essay about successful house sales, the dictum is the same: if the place doesn’t sell, first check the asking price.

Sometimes that truism can seem indisputable. If the property in question has been listed at an asking price that’s higher than comparable Cumming, GA houses—other homes that have sold—unless outside factors have slowed all area sales, the asking price is probably the stumbling block. A homeowner can quite reasonably object that their property has unusual qualities that make direct comparisons with other Cumming, GA homes inexact, but that logic may not be powerful enough to counter the market figures that buyers can see (remember that they don’t want to be the only ones who are interested). Sometimes even for a home that shows spectacularly, lowering the asking price can be the simplest and quickest route to a “sold” sign on the front lawn.

In the case of those Cumming, GA homes where Cumming, GA asking price conformity isn’t the issue—as when there simply are no other properties that are at all similar—if lowering the asking price is not indicated, it will simply become a waiting game: waiting for the buyer who appreciates the special character of the property. The good news is that there IS a buyer out there for every property; the bad news is that unique properties attract unique buyers—as in, there are fewer of them. But there is some second good news: when they do show up, they are apt to fall in love with the place!

Pricing is part math and part skill, and since the market is constantly changing, it’s a skill that rewards experience tempered by consistent monitoring. I monitor Cumming, GA real estate full time so I can provide the most timely assistance and advice in all phases of selling and buying. I hope you’ll give me a call!

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

Gayle Barton South Forsyth Real Estate | Cumming GA Real Estate
Gayle Barton Cumming GA Real Estate | South Forsyth Real Estate

Cumming, GA Real Estate Agents: Not Something for Nothing!

Sooner or later, all children need to be warned about the fallacy of something for nothing. It’s an important lesson and a milestone. Very little ones are too young to be exposed to the idea that when they grow up, they should automatically examine the motives behind anything that seems to be offered for free. Until then, it’s one of the joys of parenthood to enjoy shielding the innocence of their kids for as long as possible. But sooner or later, for their own good, the basic lesson from the adult world has to be learned: outside the family, there’s no such thing as a free lunch.

That could be why first time home buyers can be forgiven for having a degree of skepticism when they learn that the Cumming, GA real estate agent who is offering to help them is willing to do so at no cost to them!

Hold it, they automatically think; where’s the catch?

It only sounds like “something for nothing.” When we make that offer, we Cumming, GA real estate agents aren’t, in fact, giving away our professional services as a charitable enterprise. The work we do (and the expenses we encounter in the course of doing it) will be compensated, but the bill will be presented elsewhere. It’s only sort of like a free lunch. The way it works is not just straightforward—it’s also logical.

When homeowners decide to sell their home, the popular choice is to call upon the resources of a licensed Cumming, GA real estate agent. The commission for doing so (usually 6% of the sale price) is considered when arriving at the asking price, and since most of the other homes listed for sale have made similar arrangements, that amount should not put the property at a competitive disadvantage. Roughly nine out of ten homeowners make that same decision, if for no other reason than the powerful marketing resources that can then go into the sales effort.

On the other side of the transaction-to-be, potential buyers can be offered the professional assistance of a real estate agent at no cost because of the traditional practice in the industry – the agreement between buying and selling brokerages to share in the selling agent’s commission. It’s a bit like what you run into when you use some cities’ toll bridges, where a toll equal to the value of two passages is charged coming into the city, but none as you leave. It’s doubly efficient that way.

In fact, I suspect the efficiency argument in American real estate practice isn’t the entire reason that this ancient system developed. Since a seller hopes to reap the proceeds of the sale, it’s fair to assume that he or she is the party who is better able to justify an expense – especially if it will only be paid when a successful sale is concluded. For the buyer, receiving the benefits of a professional’s services with no bill presented. Come to think of it—it does seem a little bit like free lunch, doesn’t it?

Cumming, GA listings are usually less numerous this time of year which makes it an attractive time for sellers to put their homes up for sale. If you are thinking of selling or buying, there’s less competition than will be the case come springtime – ample reason to give me a call!

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

Gayle Barton South Forsyth Real Estate | Cumming GA Real Estate
Gayle Barton Cumming GA Real Estate | South Forsyth Real Estate

House Hunting in Forsyth County GA: Bad Weather Version

Showing a home in bad weather might seem to be a blueprint for disappointment, but sometimes that’s not what happens. Of course, prospective buyers do find that house hunting in Forsyth County GA is easiest when the sun is shining, but homes continue to be bought and sold in every season, and sometimes bad weather can even prove to be advantageous.

Now, it’s true that when you stick the word “bad” in front of anything, you can bet it will stifle enthusiasm. If you’re trying to promote something, it’s hardly the go-to adjective. “Let’s try out that new Chinese restaurant – I hear it’s bad” isn’t a quorum-builder. That’s why “let’s schedule some serious house hunting; it looks like the weather will be really bad,” isn’t likely to spur a lot of enthusiasm – even if a deadline looms and people need to find a house.

When the wind is howling, and Mother Nature lets loose with one of the many ways she has of transforming water into a treacherous adversary, any showings that aren’t canceled can become unique opportunities for both the hunters and homeowners.

For the house hunters, there’s a chance to see how impressively the property holds up in less than ideal conditions. In that sense, it’s an opportunity to go “backstage” to experience how solidly built the place comes across in the midst of a storm. That experience can’t be duplicated on a mild spring day and it can result in a valuable insight, no matter what the verdict.

For the seller whose property stands up well to the challenge, this is an opportunity to demonstrate that convincingly. Remember how great it is to feel the warmth and comfort of home as you curl up on the couch with a good book? Anything a seller can do to amplify that kind of welcoming feeling – from lighting a crackling fireplace to setting out cups of hot cocoa—can make it that much easier for visitors to see themselves as the safe and secure owners of the property.

If the showing goes well, the buyers will be certain to return when the sun shines and the protective qualities of the structure are less prominent. But experience shows that if they do request a second visit, that stormy first look will have set the table for a positive outcome.

House hunting in Forsyth County, which is often a truly pleasurable outing in spring, summer, or fall, takes on a different aura this time of year. But, even when the weather behaves the way it has been recently, don’t think that Forsyth County GA house hunting expeditions are out of the question until spring arrives. They are happening and winter sales are the frequent result. I’m here to help no matter what the season. Rain or shine, I hope you’ll give me a call!

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

Gayle Barton South Forsyth Real Estate | Cumming GA Real Estate
Gayle Barton Cumming GA Real Estate | South Forsyth Real Estate

Making Your Home OPEN HOUSE Ready

When 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.

Gayle Barton South Forsyth Real Estate | Cumming GA Real Estate
Gayle Barton Cumming GA Real Estate | South Forsyth Real Estate

Is There Really a Best Time to Buy a House in Cumming, GA?

Many of us who call Cumming, GA home find that the beginning of the new year serves as a useful benchmark. This is when it’s easiest to collect the bygone year’s household bills and receipts and stash them in the drawer, box, or envelopes marked “2016” to be revisited at tax time. Once all the holiday ornaments are safely stored for next year, it’s time to embark on the coming year with a refreshed outlook and energy.

When you go looking for fresh insights that will be relevant to Cumming, GA real estate buyers and sellers, some of that New Year’s enthusiasm can come in handy. Particularly when you come across news items with headlines like “The Best Time to Buy a House” or “The Best Time to Sell a House.” It’s not that the topics aren’t interesting, but since we know darned well that there’s no such thing as a single “best time” to buy a house, it takes a little extra energy to read further. The best time to buy a house in Cumming, GA depends on the area, neighborhood, on the current market activity which varies from year to year—and on the qualities of the property itself.

Nevertheless, coming across the Business Insider piece headlined, “New research reveals the single best day of the year to buy a house,” it was simply too tempting to pass up. The best single day! This was nonsense, of course, but with fresh 2017 energy to spare, it had to be checked out! Here’s what was revealed:

This analysis resulted from some past research dusted off from RealtyTrac’s review of more than 32,000,000 home and condo sales from across the nation. It had taken 15 years to collect all that data, but when they put it all into the proper columns and added and divided in the way statisticians do, they came up with the final answer:

The best day to buy a house is October 8.

Now, since it’s going to be a long time until the next October 8 (it will fall on a Sunday), some secondary news might be of more immediate interest to Cumming, GA readers. The best month to buy may be October, but the second best month to buy a house is February! So wouldn’t it follow that January is a good time to start looking?

The way RealtyTrac defined the “best” time to buy was by comparing the sale price with the fair market value. For buyers, the best day was the one with the biggest average discount. October 8 was that day.

Now, the practical use for this information here in Cumming, GA is very limited for a couple of reasons. First off, they really meant “best day to close” a sale—leaving open the more tactical consideration, which would probably be the best day to make an offer. Then, too, the residential market and resulting sales results over the past 15 years have been so varied and sometimes so wildly atypical that generalizing from them could yield almost any answer. Also, this was a nationwide survey—so even just the way weather here in Cumming, GA differs from the national average would certainly affect the results.

But the ideas written about did have some practical value. They highlight the notion that for buyers, the late fall and winter months might be a pretty good time to buy a house in Cumming, GA even when there are comparatively fewer properties on the market.

It’s true that today there are some great buys to be had—which makes it a great time to give me a call!

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

Gayle Barton South Forsyth Real Estate | Cumming GA Real Estate
Gayle Barton Cumming GA Real Estate | South Forsyth Real Estate

Evaluating an Offer for Your Forsyth County GA Home

Once we have marketed your Forsyth County GA home successfully, there follows the delightful interlude during which the eager buyer awaits your response to his or her offer. It will be 100% delightful if, in evaluating the offer, all details are as you hoped and expected. But many times, evaluating an offer results in more than a simple “Yea” or “Nay”—the details can be crucial:

Offer Price. Suppose the top line number is close enough to your asking price to bring a smile to your face. Your Forsyth County GA property’s value has been acknowledged by the buyer—it’s in line (or better) with neighborhood comparables, and your net after expenses will enable you to move on to your next residence without financial strain. Evaluating an offer only begins with that eye-catching number, but it doesn’t end there. There are all the other elements, many of which boil down to the level of risk going forward.

Deposit. High on the list is the pledged amount that accompanies the offer. Whether it’s called a deposit, earnest money, or pledge, this serves to instill confidence that when you are evaluating the offer you know that it’s backed up with more than wishful thinking. If the amount is greater than the customary minimum, it’s a signal that the would-be buyer is more than minimally serious about completing the transaction, that their financial ability to execute is demonstrable—or both. Evaluating this detail of an offer does, however, involve factoring in whether it would be unduly easy to “de-commit” the committed amount, as well as the true liquidity of the pledge (overseas bank deposits, for instance, raise eyebrows).

Inspection provision. Almost every serious offer will be contingent on the property’s condition passing inspection—but this is a risk element that’s largely controllable by the seller. It’s the reason some Forsyth County GA sellers get ahead of the game by investing in their own inspection before listing. Twelfth-hour discoveries of maintenance issues that could have been fixed beforehand are apt to throw a disproportionate amount of cold water on a transaction that had been proceeding smoothly. If a condition has been properly disclosed in advance, evaluating an offer will include verifying acknowledgment of disclosures.

All the rest. An offer may have any number of other provisions, so properly evaluating an offer means carefully weighing the practical impact each may have. The timing elements can be crucial. Too lengthy a closing can be inconvenient and add a degree of uncertainty. Too swift a closing may create an interim “no-place-to-live” situation—and wow—can that be awkward and expensive! An offer that is contingent on the sale of the buyer’s home adds a degree of uncertainty that needs to be evaluated with knowledge of that area’s specifics. Any detail that introduces uncertainty adds to the ultimate risk.

Success in evaluating an offer for your Forsyth County GA home—or comparing multiple offers when that auspicious situation occurs—often means a lot more than a simple yes or no decision. Coming up with a strategic counter-offer is often called for—and that’s when there’s no substitute for having an experienced agent by your side to help fashion a strategic win-win counter offer.

To discuss these and all the other steps that will result in the successful sale of your property, give me a call to arrange a no-obligation consultation.

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