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Category Archives: real estate

Some Cool Garage Homes in Gwinnett County, GA

Monday, 14 March 2011 08:27
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These are starting under $100k. And, there is a grant available from Gwinnett Homestretch for up to $7,500. So, for people looking in Gwinnett, that are buying a house under $200k, with $1,000 available to put into the purchase… there are some possibilities.

McDaniels Bridge, Lilburn. This house is listed with a detatched 3 car garage, built in 1948. The pics are interesting. $115k Link

Munson Ct, Snellville. 3 car workshop and a 2 car attached garage. House built in 1982. Pretty standard split foyer home. I can send you a link that includes pics for this one, but there aren’t pics for GMLS on this house. $124,900 Link

Leighs Grove Way, Grayson. 2 car attached, 2 car detached. Another pretty standard split foyer, built in 1995. It is a nice looking house for $130k. Link

Biltmore Oaks Dr., Bethlehem. 2 car attached and a 26×30 shop out back. Ranch home built in 1997 and priced at $147,900. Link

The rest of these are priced over $200k…

Great Shoals Cir, Lawrenceville. This place looks pretty impressive and has a 4 car garage… for $229,900. 5br/3ba. Link

Tribble Walk Dr, Lawrenceville. Attached 2 car, detached 2 car… and I think there is a boat door in the basement. House looks pretty smokin’, too… and also at $229,900. Link

Kilpatrick Ln, Snellville. 6 car garage. I haven’t been out there yet, so I don’t know the layout. Nice looking house from the one crappy picture in the MLS. At $295k. Link

Whitney Pl, Duluth. This one looks like a 3 car detached with either a 1 or 2 car attached. There is also a pool and jacuzzi. Friends will visit… Looks interesting in the pics. $369k. Link

Keep in mind that I am not the listing agent for any of these properties. If you are interested, I would love to represent you for the purchase. I would have preferred to post pictures and so forth from the MLS, but MLS rules prevent me from doing that. If you email me or call me, I can set you up with a search, or send you info that is a little more detailed. Properties come into and off of the market every day.

Sugar Hill, GA, Market Report, January 2011

Thursday, 10 March 2011 08:25
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DSCN0571

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Market stats for Sugar Hill, GA , December, 2010 indicate that there are 232 properties on the market. Overall, there is about an 12.7 month supply of properties.  Sales have been fairly steady since July (aside from a bump in December), but inventories were rising, and along with it, the number of months of inventory (that is the wrong way…).  January had an odd drop in inventory this year.

for Sugar Hill homes priced under $200k, there are 169 listings, with under 10.8 months supply.  There were 12 sales this January, versus 11 last year for the same time.  And December had a nice bump in sales, at 25 homes.  That really cranks the 3 month numbers to look better than they really may be.

Sugar Hill Listings between $200k and $400k, there are 53 listings for sale, and about 14.5 months of supply.  As recently as May, there was only a 6.75 month supply.  This segment really took a beating.  It had a slight bump in November, but drove off a cliff in December.  There were only 3 sales v 11 last year.  January pulled out 3 more sales, which isn’t terrible compared to 5 last year, but the decrease in listings is why this segment looks stronger.

For listings in the $400k to $600k range, there are 6 homes on the market. The absorption rate is around 36 months, but with 1 sale in the last 6 months, it is tough to calculate accurately.  Obviously, a sale or two could make a BIG difference.  There have only been 3 sales in this segment last year.  In 2009, there were almost twice as many sales in this price range.

In the $600k to $800k, $800k to $1m and Above $1m (combined), the sales are too inconsistent to have a solid read on, but there are only 4 homes listed for sale in that price range.  No sales have been recorded in the last 18 months or so.

Sugar Hill, GA is a suburb of Atlanta in Gwinnett County. The population is 2000 was 11,399, but that only included the area inside the city limits.  The name comes from a bag of Sugar that spilled on a hill while in transit between Cumming and the railroad in Buford.  And while it is actually a big market, it is in the shadows of Lawrenceville, Duluth and Suwanee… which all are nearby.  That also makes it a great location, as it is close to everything that Gwinnett County, GA has to offer.

I have a page dedicated to Sugar Hill Market Data.

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Wayback Wednesday… I was SO wrong…

Wednesday, 09 March 2011 08:36
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Case shiller variation annuelle

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I try to step out on a limb regularly.  Anybody can talk about the past, and what they market did, but figuring out where we are going from here has a LOT more value.  But, if I am going to step out onto the limbs, I am going to be wrong.  And if I am going to be wrong, I have to highlight it and learn from my mistakes.

Last year, I wrote a post highlighting my huge mis-call of the real estate market in 2009.  I expected that the Atlanta market would decline 5% or so… and it went down 20%.  It may have dropped 20% more since then (at least according to Case-Shiller), but I think that a 36% market drop is a little overblown for most of my service area at least.

Even if you don’t want to read it to see how wrong I was, there is a good discussion about the difference in Leading and Trailing Indicators.  It might even be worth the price of admission.

Enjoy.

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Suwanee, GA, Market Report, January 2011

Tuesday, 08 March 2011 08:09
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This map shows the incorporated and unincorpor...

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Market stats for Suwanee, GA, December, 2010 indicate that there are 582 properties on the market. Overall, there is about an 13.5 month supply of properties.  There was less that 8 months of inventory as recently as June.  Even though inventories are down since then, sales are also down.  January was a big move in the wrong direction for the overall Suwanee Market area.

In the Under $200k arena, there are 171 listings in Suwanee, GA, with about a 11.9 month supply.  In June, there was a 4.8 month supply.  Inventories have increased, until September, as sales have slowed…  Since this is usually the main sales driver, its slowing is reflected in the overall sales numbers slowing.  Hopefully, February shows a turn.  There were 15 sales, compared to only 10 a year earlier.

Between $200k and $400k, there are 271 listings for sale, and 12 months of supply.  Sales for January 2011 were 16, compared with 24 for the same period in 2010.  Still weak, but with the decrease in listings, leading to an improvement in the Absorption Rate.  Listings are up slightly for February… we’ll have to see how sales shake out.

From $400k to $600k, there are 78 homes on the market. The absorption rate is at 23.4 months.  There were 2 sales this year… down from 4 last year.  Even looking at the three month average, there were 10 sales this year and 21 for the same period last year.

In the $600k to $800k arena, there are 25 listings, with about a 15 month supply.  Sales at this level are not consistent.  Looking at one month makes the numbers jump.  For the last three months, sales were 5…  For the sale time last year, the sales were 7.  The segments strengthened, but we can’t call a trend yet.

The range from $800k to $1m, there are 13 homes listed and 3+ years of inventory on the market.  There have only been 4 sales at this price level last year (1 each in January, April, May and December).  This is a tough segment to try to sell in right now.

In Suwanee, GA, Above $1m, there are 24 properties listed. The current absorption rate indicated about 36 months of inventory, but because of the smaller numbers of sales, this could be significantly impacted by just a couple of sales.  Again, we can thank reduced inventory for making the market look healthier (2 sales in Nov-Jan this year and 2 last year).  But, in this segment, we should be seeing reduced inventories…  There were 40 homes listed in this segment at this time last year.

Suwanee, GA is a suburb of Atlanta in Gwinnett, Forsyth and (just a little bit) in Fulton Counties. The population is 2000 was 8,725, but that only included the area inside the city limits, and it had seen tremendous growth since that census.  Money Magazine rated Suwanee in the “Top 10 Best Places to Live” in 2007, and it is one of the wealthiest parts of Georgia. Recently, the City of Suwanee has revamped their old town, adding a large park with a bandshell, condos, town homes and small businesses. It is also home to North Gwinnett High School, Peachtree Ridge and Collins Hill.

I have a page dedicated to Suwanee Market Data.

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Duluth, GA, Market Report, January 2011

Thursday, 03 March 2011 08:44
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Georgia Railroad 1026, an EMD GP7 -- on perman...

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Preliminary stats for Duluth, January, 2011 indicated that there were 584 properties on the market. Overall, there is about an 11 month supply of properties.  Months of Inventory has been increasing for the last couple of months, until last month.  Sales in January were 40, compared to 25 a year earlier.  Usually in January we see an uptick in inventory, which continues through the spring.  Inventory actually dropped this time.  If inventory stays flat or doesn’t move as high as previous trends, this could bode well for properties on the market.

In the Under $200k arena, there were 239 listings in Duluth, GA, with about a 9.1 month supply.  The Absorption Rate had gotten down into the high 4 month realm… and as recent as December, 2009, was in the low 5s.  In May, it was at 7.9 months and has been rising since, until last month.  Sales for December were up this year v last year (23 v 9).

Between $200k and $400k, there are 158 listings for sale, and about 11.6 months of supply.  Sales decreased from 11 in 2010 to 7 in 2011.  With sales down for November, up for December and down for January, there is no clear trend.  Absorption rates have similarly risen, dropped and then risen again.

 

From $400k to $600k, there were 54 homes on the market. The absorption rate was around 7.7 months.  This is one of the strongest segments in Gwinnett County.  Of course, this is on the heels of a weak December and flat November.  Sales were strong this year v last year (6 v 3).

In the $600k to $800k arena, there were 50 listings, with about 13.6 months of supply.  Sales were 4 for January… just 1 for this month last year.  Month to month sales were flat, but at least it is a much higher level than last year.  If listings stay relatively low, this segment could show a great improvement.

In Duluth, GA, from $800k to $1m, there were 28 homes listed and approximately 16.8 months of inventory on the market.  Falling inventories and increased sales are fueling the increasingly favorable Absorption Rate (it was 67.5 months in February).  There were 5 sales in the last three months, this year.  Last year, there were 4 sales in the same period.  Over the summer, the Absorption Rate for this segment dropped as low as 14.3 months of inventory.

Above $1m, there were 55 properties listed. The current absorption rate indicated about 55 months of inventory.  A couple of sales at this level could have a large impact on the Absorption Rates…  There were 3 sales in the Nov – Jan period this year, and 3 sales for the same time last year… but inventories have been dropping.

Duluth, GA is a suburb of Atlanta, in the heart of Gwinnett County. It actually straddles the county line and has unincorporated portions in South Forsyth County. The population of Duluth is estimated as about 26,000 people as of 2008, but this doesn’t include unincorporated areas outside the city limits, but with a Duluth mailing address. It is also home to Sugarloaf Country Club, a PGA stop until recently.  Forbes Magazine rated Duluth 26th in their nationwide survey of the best places to move, and it is one of the wealthiest parts of Georgia.  It is also home to the Arena at Gwinnett Center (Home of the ECHL Gwinnett Gladiators) and the Atlanta Thrashers practice facility (the Duluth Ice Forum). There is a LONG list of celebrities and athletes that call Duluth home, largely because of the country clubs and proximity to Atlanta.

I have a page dedicated to Duluth Market Information.

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