Sellers can still get the highest possible list-to-sell ratio and sell their homes as quickly as possible if they are willing to put their trust in two time trusted principles of real estate: condition and price.

Since 72% of all sales transactions are “equity” transactions – not distressed, not some odd luxury transaction and not an estate sale, the chances are favorable for sellers who “get it.”

Here are the the top ten features that attract buyers according to the Keller Williams Realty International survey conducted for our 2011 Market Navigator booklet.

1. Location – favored by 69% of buyers

2. Neighborhood – favored by 55% of buyers

2. Floor plan – favored by 37% of buyers

3. Updates to the house – favored by 36% of buyers

4. Curb appeal – favored by 30% of buyers

5. Square footage – favored by 28% of buyers

6. Back yard – favored by 25% of buyers

7. A great kitchen – favored by 23% of buyers

8. Lot size – favored by 22% of buyers

9. Age of the home – favored by 18% of buyers

10. the final 4 – Garage, Style, Flooring and Commuting range – all favored by about 15% of buyers

If you are selling real estate in metro Atlanta – if you are distressed by a real estate problem in metro Atlanta – please call me. I am a capable navigator in this market, and I would appreciate the opportunity to help you accentuate the positive with your property…

This is another story where the value of knowing Hank Miller comes in handy. I represent some folks who wanted to buy a house on a lakefront. More like a pond front, but we’ll call it a lakefront. Not Lake Altoona or Lanier – a small suburban lake.

Well, the buyers didn’t think that the seller and the listing agent were realistic with their pricing. The property had about 100’ of lakefront.

So, I talked to this listing agent and she encouraged me to consider the value of lake frontage – she lives on lake frontage – she’s sold many lake fronts  – she told me that they always have to be “comped” against other lake lots and she told me that appraisers routinely will go outside of distinct zip code and school district level geographic parameters in order to make an accurate comparable for a lakefront property.

She encouraged me to look at lake lots all over and to go back further than 6 months of sales – she states that appraisers will routinely adjust for the sales date and geography in order to find accurate, like kind comps for special lakefront properties.

I checked that out with my friend Hank, the best appraiser in Georgia, and Hank says that this listing agent is full of BS. Hank is a licensed appraiser with 5,000+ reports in Georgia under his belt. Here are a few of his comments:

“Water is the new asbestos for insurance companies.” (meaning lake frontage ain’t so great)

“Any appraiser would make only a nominal adjustment for the lake frontage.”

He says that “the listing agent needs to get her head out of her A** – we ain’t talkin’ about Altoona or Lanier here”

When I told him that the house also had a permanently installed radon mitigation system, he suggested that we move on…

I’ve been talking about how the absolutely delicious Ivanka Trump is a bellwether for Atlanta, ever since I started the Intown Insider…

Ivanka...again

Sovereign is a bellwether too. A major bellwether. I would appreciate the opportunity to help you purchase one of the 82 residences located at Sovereign – we can go look at the $1 Million units, but I’m encouraging you to be your own bellwether and be the $11 Million purchaser of the mega-luxurious penthouse…

Sovereign is a super cool looking building – I saw it getting poured and framed in early 2007 when my client Michael Matassa purchased a condo at Realm that faced in the direction of Sovereign – looking northward to Lenox.

Sovereign’s tagline is “At the intersection of art, architecture and life.” That’s where Piedmont and Peachtree truly is nowadays – as soon as the Buckhead brainstormers get a conclusive idea of how to make a higher and better use of the property that houses the Container Store and Orvis, that “intersection” is bound to get even more artful, more architecturally significant and more lively.

All in due time.

For now, if you seek a distinctive address, then it doesn’t get any better than this in Atlanta  – take that Ivanka! Here’s the latest press release:

The Perfect Environment

Inside and Out ATLANTA – SOVEREIGN offers residents the most sophisticated state-of-the-art in-home technology to match their refined lifestyle. With a touch of a button SOVEREIGN’S residents are able to control their total environment from climate, to security, to lighting, to audio and TV systems, as well as draperies.  In addition, residents can set their systems to respond to a single command such as ‘entertain,’ and also monitor their systems from the road.

The building is wired with Crestron Technologies Total Home Technology, and installed in each home by I-Home.   “Total Home Technology is the most advanced in-home automation and control system on the market today,” said Scott Smith, Regional Manager for the SE for Crestron.  “With Total Home Technology a resident can have each feature of his home environment directed through a single control panel.  He can elect to operate each item individually or create group commands.  For example, ‘goodnight,’ would turn off the lights, shut the drapes, turn off the TV or sound system and even set the alarm for the morning to wake you up.  Another exclusive feature of Total Home Technology is the ability to monitor your home’s systems and security remotely through the internet.  So if you are returning from a long trip, you can access your system online and turn the lights and the air conditioning on for your arrival,” added Smith.  

The 82 residences of SOVEREIGN are offered from $1 million to $ 11 million. The homes begin on the building’s 28^th story affording penthouse-like views from all residences, and a sky terrace on the 28^th floor with private residential amenities.

The exclusive condominium homes range in size from nearly 2,000 square feet to more than 10,000 square feet.  Because of the fluid architecture of the building, each residence will provide a unique environment with a large variety of floor plans, views, and spacious terrace configurations. The two top stories include some 19,000 square feet of penthouse living that will be divided into two distinctive homes.

SOVEREIGN offers unparalleled private pedestrian and automobile access to Peachtree Road, Lenox Road, Piedmont Road and Georgia 400.  As a mixed-use new urban design, SOVEREIGN will offer residents fine dining with the newest signature restaurant by the Buckhead Life Group, the services of Atlanta’s distinguished Buckhead Club which will occupy the building’s 26^th story, as well as select retail, banking and financial services, and walking access to the new Peachtree Road promenade and sidewalk.  

Residents have their own Lobby and Concierge Club Service on the 28^th level.  Also on the 28^th level—a private skyline pool with a spa and an open air terrace complete with an outdoor fireplace, offering breathtaking views while swimming, relaxing or entertaining.  In addition, the building houses an original art collection featuring pieces by internationally acclaimed artist Todd Murphy, and an additional collection put together under Murphy’s direction.

Other amenities include an Executive Fitness and Spa area, private rooms for resident hosted events, and an individual climate controlled wine room for owners to properly store their personal wine collections.  Homeowners are offered valet parking and secured parking in the lower levels of the building.  Below the residences, the office floors occupy levels 8 to 26, and have a separate entrance and separate parking garage.  

The Sales Gallery for SOVEREIGN is located in the lobby of SOVEREIGN at 3344 Peachtree Road, in Buckhead.  Associates from Atlanta’s Fine Homes, Sotheby’s Realty are available seven days a week.  Private appointment times may be arranged by calling: 404.266.3344 or registering online at www.sovereignbuckhead.com.

Media Contact:    Gayle MacIntyre  404-643-8222 gaylemacintyre@aol.com

I repeat – if you are not ready to negotiate an $11 Million dollar condo purchase, then I am! Call the Intown Insider before you set foot in that sales office.

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