Cherokee and Cobb County Neighborhoods

Fall Alta season is right around the corner and it reminds me of how important TENNIS is here in Atlanta.  The Alta member book used to be bigger than most cities phone book.  (now it is on-line)  There are many subdivisions in the greater Atlanta area that cater to tennis players — and being an avid tennis player myself I do keep up with that area of the real estate market.  Of course you have all levels of neighborhood commitment:  from one lonely unlighted court — to 30 courts, clay and hard surface with numerous full-time tennis pros and grandstand seating!!  Whatever level of tennis player you are — if you are looking for a neighborhood to pursue your favorite past time in, give me a call.  Also it is a fantastic way to meet your neighbors and make new friends.  Many of my friends to this day are team mates from my first tennis team from back when I moved to Atlanta in 1986.  Call or email and I will be happy to supply you with all the tennis info you want or any other real estate needs you may have.

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The word is officially out on Short Sales — “not for the faint of heart.”  Even Clark Howard has been explaining on his show that short sales are better suited for investors than the typical home buyer.  Why?  Mostly because the outcome is so unpredictable–if you are really needing a place to move into sooner or later–you just don’t know IF the short sale will come to fruition or WHEN it will come to fruition.  Investors on the other hand can wait it out — are not worried about having to move by a certain time or close by a certain date to get a better interest rate, etc.

Now Foreclosures on the other hand are very home buyer friendly.  Local banks have been responding to offers within HOURS.  They have also become much more reasonable in their expectations in my opinion and are even working with buyers on mortgage and inspection issues.   The foreclosure homes of today are not like the foreclosure homes of the past.  Many of these homes are newer and in excellent condition for the most part.  Recently quite a bit of new construction has become available in the foreclosure market — with home warranties and all!

Call me for more information about short sales and foreclosures.  Also if you would like to take advantage of the best housing market the Atlanta area have ever seen, call me and I will be happy to show you all the great deals that are out there right now!    CELL #: 678-549-4949 …. EMAIL:  sueboughton@remax.net.  Don’t forget about the Fed and State Tax Credit –up to $9800 free money!!

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What do most of the top-selling communities have in common??    AMENITIES GALORE  (tennis, clubhouse, fitness center, pools, golf, trails, etc) and SECTIONAL PRICING (entry level homes to custom-built mansions).  The homebuyer that moves in the 150K townhome can participate in all the same neighborhood amenities that the homeowner in the 950K home does.  North GA has its share of mega-communities and many of these neighborhoods have been on the top-seller list for years.  BRIDGEMILL (golf & tennis), LAKE ARROWHEAD (golf, horseback riding, lake)  TOWNE LAKE (several neighborhoods combined), WOODMONT (golf & tennis), RIVER GREEN (tennis, pools, trails)  and HARMONY ON THE LAKES (tennis, lakes, trails) are the most popular communities in CHEROKEE COUNTY.   These neighborhoods have been popular with first-time homebuyers as well as retirees because of ……….AMENITIES & VARIABLE  PRICING.  Even If neighborhood amenities are not that important to you — RESALE probably is.   These neighborhoods have consistently been among the best selling neighborhoods in the North GA area and even in this real estate downturn they continue to attract homebuyers.  For more information on these or other communities in the North Atlanta area please email or call me - I would love to help you find your “dream” neighborhood and home!

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I have written about Lake Arrowhead several times - about all the great amenities and the beautiful mountain and lake setting that the neighborhood is built around.  Now I just want to update you on what is new in this mountain community.  The Great Festival Park is almost completed and work on the new Clear Water Park has begun.  Clear Water Park will be a recreation area on the lake for swimming, fishing and summer picnics.  Construction on the clubhouse and restaurant is getting close to completion and the updated golf course is getting rave reviews.  Several builders are working with lending institutions to offer a great finance program for new construction –possibly with rates as low as 3% for some homes!  So - it is time to come on up and check out Lake Arrowhead for yourself.  It is a gated community so be sure and call me and I will be happy to give you the grand tour!

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Foreclosures, foreclosures and more foreclosures!!   I did hear on the radio the other day from Clark Howard (I listen to him all the time) that he thinks we HAVE hit the bottom– and with the low rates, incentives and warmer weather coming — the market will start moving up again.  SO - now is the time you need to buy!  I just put in a search in fmls for foreclosures in Cherokee County Georgia priced at 275K or below — and 172 homes came up!!!  You can bet a whole lot more would have come up — but another search parameter I used was to put in a date of 1990 - so only homes built in 1990 or newer pulled up.  Of course Clark Howard is not the only person in the financial area that feels we are “bottomed out” right now.  But why take a chance??  There will probably never be this amount of inventory with these kind of prices and historically low rates available again!!  My specialty lately has become foreclosures and short sales - so call or email me now.  I can provide you with as many distressed properties to look at as you have time for and you WILL find a fantastic deal - I guarantee it!  Call or email me - Sue B - 678-549-4949.

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With all the building that is taking place in Cherokee County - just 45 minutes north of Atlanta, GA - it is easy to forget about the beautiful neighborhoods and horse farms in the NE corner of the county.   Brannon Estates is one of the new neighborhoods being developed and has new construction, resales and builders ready to custom build your dream home.  This neighborhood is right in the middle of horse country - and from many of the homes your view will overlook rolling pastures full of horses!  My two favorite things about this neighborhood are the lot sizes (all over 1 acre) and the fact that no two homes look alike.  Brannon Estates also has great amenties with a beautiful pool and tennis court area.  Located in Cherokee County means lower taxes, but you have the convenience of being only 5-10 minutes away from the Roswell/Alpharetta area.  Many horse farms and boarding facilities surround Brannon Estates–but you don’t have to be a horse lover to move there — the new schools, big lots, and beautiful homes are enough reason on their own!

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When people think about Atlanta they don’t think of it as a homogenous city with diverse neighborhoods.  It is true, Atlanta does not have a Chinatown or SoHo but it actually does have many eclectic and diverse neighborhoods that ooze with history and old southern charm.  Below I am going to name some of the more popular areas in random order:

1.    MIDTOWN.  This area has experienced the greatest revitalization and is a mix of historic neighborhoods and modern skyscrapers.  It also boasts many first-class restaurants and a thriving arts and business district.

2.    DOWNTOWN.  This area has experienced a rebirth ever since the 1996 Olympic Games.  It is home to some of the world’s biggest corporations like Coca-Cola, GA Pacific, BellSouth, and Turner Broadcasting.

3.    BUCKHEAD.  This is a place where old Southern money meets young socialites.  In other words this area is Atlanta’s answer to Beverly Hills.  Here you can find some of the city’s oldest and stateliest homes - including the governor’s mansion.

4.    GRANT PARK.  Just outside of Downtown, this newly revived area is home to mostly Craftsman bungalows and century-old American neighborhoods.  It is experiencing a mini-boom as more suburbanites are feeling the gas crunch and want to move closer to work.

5.    LITTLE FIVE POINTS.  This area can mostly be compared to New York’s Greenwich Village - filled with the sights and sounds of Bohemian life.  Supported mainly by small independent businesses - boutiques, art galleries, theaters, etc - this area is usually teeming with students who live or go to school nearby.
6.    CABBAGETOWN. This once dilapidated area is being revitalized by a growing commercial contingency and adventurous homeowners.  Newcomers are renovating old mill worker’s houses and turning them into artistic residences.  Young families, professionals, and students are attracted by the affordable living.

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If you live in the Atlanta area one of the closest getaways is the Blue Ridge Mountains.  From Canton, GA you can be hiking the waterfalls of the Toccoa River or riding horseback on mountain trails within 90 minutes.  Lake Chatugue and Lake Blue Ridge are beautiful mountain lakes that offer boating, fishing, canoeing, and just plain relaxing.  If you want a more action packed getaway there are horseback riding trails, whitewater rafting and don’t forget about a ride on the Blue Ridge Scenic Railway.  A quieter day could be spent exploring mountain art, weekend festivals, art galleries or one of the many antique shops that line the mountain towns.  For more information you can visit www.blueridgemountains.com.

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New construction is alive and well in North Georgia - specifically in Cherokee County.  I am going to focus on new neighborhoods that have homes priced at 200K or less.  These neighborhoods are spread out across the county in Canton, Holly Springs, Ball Ground and Woodstock.  I am going to list them in order of amenities.  The communities that have swim/tennis/clubhouses/playgrounds and/or walking trails will be listed first.  Following that list will be the developments with no amenities or just a playground or walking trails.  Call or email me for more specific information about size and location of these homes - I will be happy to send any extra information you need by email or mail.

200K OR LESS WITH AMENTIES:

1.  Riverside      2.  The Falls at Mill Creek     3.  Summer Walk      4.  Lake Arrowhead     5. Diamond Ridge     6.  Towne Mill     7.  Harmony on the Lakes    8.  Canton Heights

200K OR LESS WITHOUT AMENTIES:

1.  Lantern Walk     2.  Belmont Trace    3.  The Village at Norton Lake    4.  River Brooke     5.  Tyson Woods  6.  Iris Park     7.  Park Creek

These subdivisions have all different size homes and styles available - just let me know what type of home you are looking for in the North Atlanta area or specifically in Cherokee County.  WIth the $7500 tax credit and low interest rates it is a great time to be a home buyer!

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John Knox Elementary School opened this past August, 2008.   The school is located in the River Green subdivision in Canton, GA.  The neighborhood motto “home is where the heart is” follows the vision of a planned  community with everything you need located within the boundaries.  River Green has different sections of homes - with varying sizes and pricing.  Townhomes are also available.  The elementary school and child care center are now open and operating.  Two beautiful clubhouses with pools, fitness center and tennis courts are also completed.  Almost all of the walking trails are finished and several of them meander along the Etowah River for a very scenic outing.  Coming soon are a drugstore (CVS) and a grocery store - their opening dates have been moved up due to the building slow-down.  Also other retail and restaurant shops will be coming to the community but have not been determined yet.  “Home is where the heart is” is a great concept with the idea that once you make your commute home from work you do not have to leave your gorgeous neighborhood (RIVER GREEN) because everything you need is right where you live!

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According to an article at CNNMoney.com - the Atlanta area is one of ten cities that will bounce back from the housing doldrums in 2009.  I will list all the cities, but first want to point out what makes Atlanta and the other nine cities candidates for this honor.  #1. The first thing they have in common is that they have all remained relatively affordable.  #2. They did not experience an enormous run-up in prices in the housing bubble like Florida and California.  #3.  Five of the ten are state capitals - with hefty public payrolls.  #4.  They did not attract a lot of speculators and investors that ran up home prices (this fits in with #2).    #5.  The employment rate and income growth have remained more steady than other areas of the country.  Now I will list the 10 cities - not in any particular order along with the median homes sales price in the first quarter of 2008.

1.   Atlanta - $177,750

2.   Dallas/Fort Worth - $151,930

3.   Indianapolis - $122,940

4.   New Orleans - $153,850

5.   Montgomery - $140,020

6.   Memphis - $143,550

7.   Mobile - $134,580

8.   Austin - $186,350

9.   Houston - $154,850

10. St. Louis - $143,920

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The North Georgia area is loaded with wonderful communities with fantastic amenities and reasonably priced homes.  In this article I am going to highlight some of the neighborhoods that cater especially to the avid golfer and tennis player.  All of these neighborhoods are approx 30 - 45 minutes from Atlanta and have fairly good interstate access.  Here is my list of favorites.

1.  Bradshaw Farm.  This is a gorgeous neighborhood closer to Woodstock than Canton.  It has a golf course, clubhouse and very active tennis center.  There is no new construction in this neighborhood, but resales do well in this established community and there is a great variety of homes to choose from.

2.  Bridgemill.  Bridgemill is a huge development with mega-amenities.  There is a gorgeous golf course with a clubhouse, restaurant, and grill that is a favorite of neighborhood residents.  The tennis center has its own pro & pro shop and there is a fitness center, volleyball fields and picnic pavilion along w. the usual goodies.

3.  Woodmont.  Woodmont is still building new homes, so you can purchase a resale home here or pick out your lot and floor plan and add your own custom touches.  The golf course is a favorite in the area - and they are host to many tournaments throughout the year.  The tennis players have their section of the clubhouse and there is also a restaurant available year round to residents of this community.

4.  Eagle Watch.  This subdivision is in Towne Lake and is one of the first neighborhoods to offer all the amenities right inside the neighborhood.  This is an established area that is still a favorite with many buyers because of the sought after schools, convenient shopping & restaurants & access to interstate 575.

5. Towne Lake Hills.  Also located in the Towne Lake area, this community shares many of the advantages of Eagle Watch.  Homes in this neighborhood are generally larger and pricier - the golf course and club house and tennis facilities are top notch.

6. Lake Arrowhead.  Lake Arrowhead is unique because besides the wonderful golf & tennis amenities it also has a 500+ acre lake with a marina and horse stables with horse back riding trails.  This community is located in the foothills of the Blue Ridge Mtns and offers new construction homes,  resales homes, villas and townhomes.

7. Laurel Canyon.  Laurel Canyon is a beautiful new development in Canton, GA in the foothills of the Blue Ridge Mtns. It is comprised of different neighborhoods, and has a few resales but is mostly new construction at this point.  The clubhouse and golf course have just opened and the amenities include an olympic size pool, clubhouse and amphitheatre.  One of the sections in this neighborhood is a gated active adult community - great for parents who want to live close to children & grandchildren.

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Cherokee County is growing - in the top 20 fastest growing counties in the U.S. - and all the new neighborhoods popping up are proof of this.  I am going to list the top 10 amenity communities in the Canton/Woodstock area that represent the best of the newer subdivisions to me.  The amenities include olympic and jr olympic pools, tennis courts, playgrounds and clubhouses.  Here is the list - presented in random order:

1.  River Green — Surrounded by mtn views,  John Knox Elem school is inside the community as well as shops and stores that will be coming.  A child care center is already operating and this community also has 5 hiking trails that meander through wooded areas by the Etowah River w. mountain views.

2.  Bridgemill — A huge community w. a fitness center & waterslide pool.  Also has a golf course with a gorgeous clubhouse and restaurant.  Once you get home you never have to leave!  Schools, shopping, medical and recreation surround this award-winning development.

3.  Great Sky — Located just behind the commercial Canton area off of Riverstone Pkwy, Great Sky can now enjoy the golf course that has recently opened across the street and the Hickory Log Reservoir that is filling up fast.  Surrounded by trees and mountain views there are a variety of homes to choose from in here.

4.  Governor’s Preserve — This neighborhood is located off of 575 at exit 19 where the new super-mall is being built.  Billed as the largest open-aire mall in the South East, stores and restaurants will be opening as early as March 6th, 2009.

5.  Haynes Crossing — This development has large wooded lots and 3 distinct sections in it.  If a big private lot is important to you this is probably going to be your favorite neighborhood to live in.

6.  Towne Mill — This community is located just north of downtown Canton off of 575 at exit 20.  It has many different home styles to choose from and is close to the restaurants & shopping at Riverstone Pkwy.

7.  Harmony On The Lake — Another huge development that surrounds a gorgeous lake, Harmony is located close to interstate 575 and in a very sought-after school system.

8.  Lake Arrowhead – Since being taken over by new owners, Lake Arrowhead is only getting bigger and better.  New clubhouse - revamped golf course - updated restaurant, etc.  Every type of home is available here and the mountain and lake views are hard to top!

9.  Forest Creek — Homes in this development are so spacious- great for growing families.  Located a few miles off of 575, this community is also minutes away from the new open-aire mall opening this spring.

10. Little Bear — Beautiful craftsman style homes on very generous lots are the signature of this development.  North of Hwy 140 and dwntn Canton - this neighborhood also has great amenities including walking trails and designated greenspace for wildlife.

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It goes without saying that North Georgia real estate has never seen a foreclosure and short sale market like this!  Following along with the rest of the country, the housing recession has finally hit here.  Of course this is a great time to be a buyer not only because of all the selection of homes at such depressed prices but because interest rates are at a record low.  For many loans a 4% - 5% interest rate is now available.  Also the foreclosure homes that are coming on the market are not the same breed as before.   Unlike the past–broken windows, stained carpeting, vandalism, etc are really NOT the norm.  Most of the homes I am showing these days are only a couple of years old and in very good condition.  I think the low teaser rates and then the sudden jump in the monthly mortgage payment caught many homeowners by surprise.  But this does explain why we are now seeing an influx of very attractive foreclosure and short sale homes being offered for sale.   For first time buyers this is a great time to be purchasing a home.  For others it can be a great time to move up or to purchase an investment home.  Cherokee County, Cobb County and Fulton County are all very sought after areas to live because of the great neighborhoods, amenities, and schools.  Contact me for more information on foreclosures and short sales in any of these areas.  All neighborhoods and all types of homes have fallen victim so whatever you are looking for if you are patient we can find it - and at a huge discount!

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Riverside is a new subdivision in the Woodstock area with home prices starting in the $180’s.  The builder is Sharon McSwain - she has a long standing reputation as a quality builder with very livable floor plans.  The community features 3 different sections:  The Enclave, The Overlook and The Reserve.  The neighborhood has a pool, tennis courts and playground and is convenient to shopping and restaurants of downtown Woodstock or Towne Lake.  For more information on this great new development call or email - I will send model plans and pricing.

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