Other than real estate commission what are some other costs that you MIGHT incur? This is not a complete list but some common costs that come up.*Closing costs: It is common in Ga for sellers to contribute toward buyers closing costs. It is not required but common. Do not be shocked or offended. In most instances an offer with no closing costs will be at a lower price. When the offers come in we will discuss the offer in full and look at your bottom line. That is the only number that really matters. It has been less common over the last few years but still happens fairly often,*Termites:: Many buyers will ask for a termite bond. If you already have a bond that can be transferred, contact your pest control provider for the cost to transfer and provide 1 yr coverage for the buyer. If you do not have a bond then we will counter offer to only provide a clearance letter. Letter costs less than $100. The treatment and Bond is several hundred. The buyer may or may not agree. If the home does not get clearance then you will need to provide a bond. All of this only applies if the offer includes any sort of stipulation for termites. If the buyer does not ask then you are not required to provide anything except if it is a VA loan buyer. With VA termite letter is required.*Home inspection/home warranty: In almost all instances the buyer will get a home inspection. The inspection will reveal unknown items and the buyer will request that some of the items be repaired. It is negotiable but plan on a repair list coming up after the home inspection. We can agree to all, some, or none of the repairs. Just understand the buyer has the right to walk away from the contract if we don’t reach an agreement with them. Instead of repairs we can also offer a monetary compensation in price or closing costs. Sometimes offer a home warranty at a cost of around $500 will resolve it. Sometimes the resolution is a combination of things.*Property taxes: Property taxes will be prorated as of the day of closing. The amount you owe up to that date will be charged to you. Or if the taxes are already paid for the you will be credited at closing for the unused portion. If you have been paying in to an escrow account with your lender then the money in that escrow account is refunded to you by the lender. You dont get credit at closing but you do get a check in the mail a month or so after your sale!*Non resident sales tax. If you are an out of state owner you may be subject to a 3% tax at closing. This was quite a surprise to me and my seller the first time I came across it. Typically the biggest cost of sale is the Real estate commission. REMEMBER, With Atlas Realty Service flexible commission plans you get full service representation and save thousand$$$$$

Is it a good time to buy?  It is always a common question. Even more so now with rates a little bit higher (more on that in a minute) and with prices slowing. Right off the bat let me say that the best time to buy is when YOU are ready! When your finances and income are in order and stable.  When you have adequate down payment and savings then it might be the right time for you to buy.  Don't try to time the market.  Buy when you are ready! There is an old adage that I firmly believe in, that is "Don't wait to buy real estate. Buy real estate and then wait!" So todays rates are more or less in the  7% range.  Yes, those rates are higher than in the last several years but historically it is about average! "What is a historically normal mortgage rate? The long-term average for mortgage rates is just under 8 percent. That's according to Freddie Mac records going back to 1971.   So right now rates are more or less about average.   I do believe that over the next year or two that rates will go down a little bit but right now prices are still increasing.  So in a year or two you might get a better rate but you will pay more for the house.   Over the last year the prices in metro Atlanta have gone up about 5% and the average sales price is now just over $500,000. So now at that rate a year from now that same home would be $525,000 and in two years it would be over $550,000.   So follow the math.   Today's $500,000 home with a 20% down payment leaves $400000 mortgage at 7.25% which is a payment of $2728.71   2 years from now that is a $550,000 home with 20% down at maybe 6%(we hope) that leaves a mortgage of $440,000 with a payment of $2638.02   So yes, your payment would be about $90 lower.  BUt is would require an additional $10,000 down payment. Between now and 2 years from now you would save about $2200. BUT IF YOU BOUGHT TODAY THEN YOU WOULD HAVE $50,000 IN EXTRA EQUITY!!! BUY WHEN YOU ARE READY! DON'T WAIT TO BUY REAL ESTATE! BUY REAL ESTATE AND THEN WAIT!

Like dinosaurs, many agents are going to become extinct Bob Southard - May 24, 2024   I had trouble sleeping last night….. But let me back up to yesterday afternoon to begin the story. I was meeting my favorite real estate photographer at one of my listings. My listings get high quality, high res, photos because first impressions count and in todays world that first impression is online! Anyway I was speaking with the photographer about the state of the industry. My basic comment was “most agents are dinosaurs operating under old business models and complaining about the market pressures that are lowering commissions”. Several years ago I saw it coming and realized that I needed to rethink my strategies and figure out how to lower my own costs so that I could still offer a very high level of service at a lower cost and pass those savings on to my clients. !!!!!! So last night I was scrolling through some real estate Facebook groups and saw this post…. “The sting of losing a deal is manageable. But losing it to a newer agent who promises 1% commission is worse than the pain of my 2nd divorce…” The comments were predictable. “If you cant be good then be cheap”, “They are ruining the industry”, “You get what you pay for”…. And on and on. It was agents from all over the country so none of it was directed at me but I began to take it personally. Most agents are dinosaurs. It took me years of trial and error that eventually led me to becoming a broker myself to hold my own license so that I am 100% in charge of my business and my costs. As I began to really put my business in place the only real guideline that I had was that I will not sacrifice my level of service to cut costs! If I can create a business model that makes me a satisfactory amount of money AND saves my clients thousands of dollars isn’t that really just smart business???? Agents need to find new ways to work and survive in the new world of real estate or, like the dinosaurs, they will become extinct.

Recent "Realtor" lawsuit and my business Bob Southard - March 18, 2024   The short-term response that I've seen to this is that it's going to hurt buyers and buyers agents and I actually disagree. I think it's going to hurt listing agents more. Doesn't happen a lot but every once in awhile the listing agent hits a "home run" so to speak by selling a home directly off their sign or their website with no buyer's agent involved so they collect the entire 6%. Now they're going to be forced to break the commission into two components. I think smart sellers will recognize that the buyer's agents are the ones burning gas and miles and time to try to sell the house they deserve more. I think this has been a flaw for a long time. For the 10 plus years I have done what's called a variable rate Commission. Very few agents know what it is and many brokerages won't even allow it. That's definitely going to change. On most of my listings right now I'm listing them for a total of 4.62% with 1.62% of that for me and 3% for the buyers broker. If it does work out that I sell the home directly and there's no buyers agent involved I'm doing more work but let the seller save some money and reduce the total commission to 3%.  The main reason I opened my own company so that I could set commissions the way I wanted to that still works well for me and actually really benefits consumers. I am also wholeheartedly not a member of the National Association of Realtors and I've got multiple reasons for that.  As it is right now I still have to give $$$ to the Ga Association to use their contract forms. I dont like their forms and there are others available that I like better.  But so many agents and brokerages think the the  Ga Realtor produced forms are gospel I pretty much have to use them to get my buyers offers equally considered.  Hopefully that will change soon. Some brokerages will not even allow their agents to use the alternate forms.  What a load of crap.  Another thing that came out of this decision is that buyers must sign a buyers brokerage agreement in advance. This has kind of always been the case but now buyers will know and I think there will be less objection.  There are good protections there for both buyers and agents. It also discloses how much how much of my commission they will pay.  In 21 years I have never charged a commission to a buyer.  It is quite easy to type $0 in to that blank. For now that is my policy.  That may change but for now I'm sticking to it. But all of that being said I think this decision from last week actually will work well for me. It already plays right into my existing business model.

Zombie Skin Jerky, Ellijay Ga. Bob Southard - February 12, 2024   Zombie Skin Jerky????? Heck Yeah!    The other day I was heading to look at some mountain property outside of Ellijay Ga and passed this place! I didn’t have time to stop at that moment but thought to myself “ I hope they are still open on my way back.” Sure enough, YES, they were open. Now, honestly I did not know what to expect from a roadside store in the middle of the mountains. Maybe some sort of extension of bubbas boiled peanuts or something. But this place is awesome! Zombie theme going on and it is all very clean and well organized.      The owner Jessee is nice and rightfully very enthusiastic about his product. Check out this video review from the folks at Our Road Less Travelled – RV living https://youtu.be/wbBtGyCgpCs?si=zXhjAuj_MlU9hpIA All of the jerky is smoked, dehydrated, flavored and packed right there on site. They have lots of different flavors to choose from. I opted for the “Brown Sugar Bourbon” and the “Cajun Boil House” and they also make an unflavored chicken jerky for your pups! This stuff is absolutely awesome and different from most jerky you may have had. It is more “crispy”. Think along the lines of a thick cut bacon cooked crispy…. If you are reading this from some other part of the country, NO PROBLEM! Order as much as you want online and it’s $13 flat rate shipping. https://www.zombie-skin-jerky.com/

Young Harris Wing House Bob Southard - February 12, 2024 Young Harris Wing House Whether I am hiking or researching and showing property, hen I am up in North Ga along the NC line The Young Harris Wing House has become my favorite stop! The food is delicious and the people are great, and it is about a lot more than just wings!!!! On my last two stops I had a chicken philly and a burger. Both were absolutely outstanding. OOOOHHHH, and the spiral cut “sidewinder” fries are great!    The restaurant is owned by the same folks that own Osborn Farms meat market and all of the beef is grown by them. The chicken is also locally and healthily grown at Springer Mountain Farms. They also have a small but full bar with a nice selection. There is also a cooler stocked with steaks and such from the meat market. Grab some great steaks to go.      The next time you are up around Blairsville, Young Harris, Hiawassee, or Dillard stoop in and check them out! If Summer is working she might not know my name but tell her the old guy always wearing the orange hoodie that is hiking the mountaintops and has yet to see a bear sent you! She’ll know who you’re talking about.

Vacant home or ugly furniture? AI! Bob Southard - February 6, 2024 20 or so years ago I was one of the very first agents in GA to be certified as an "E-PRO". Its hard to believe now but 2003 was the first year that more than 50% of buyers began their home search on the internet! Ever since then I have tried to stay ahead or at least on the curve of technology to better serve my clients. I might be a little behind the curve on this one but I'm catching up and getting the hang of it. I have just started playing around with "virtual staging" using A.I. tools.  I can add or furniture and decorating in vacant or occupied rooms, add lawn or patio furniture and much more.  First impressions matter!!!!! In todays world the buyers first impression is what they see online! Take a look.                                                                                                                                                                                      

Cowpwen Mtn. Fannin County Ga Bob Southard - January 28, 2024 Ga. 4000 Challenge! Did you know that according to the Ga Appalachian Trail Club there are 32 mountains in the state that are 4000ft or higher?  The GATC published the list and maintains a record of those that officially climb all 32. As of this writing there are only 31 people on that list.  As of today I have climbed 28 of them!  The North Ga mountains, including the Cohutta Wilderness and Chattahoochee National Forest are absolute treasures!  Nov 24,2022 was my first climb at Cowpen Mtn in Fannin County.  I had hiked on trails before but this was my first "bushwhack" hike.  In other words there was no trail to the top of the mountain.  I had no idea what I was in for and chose a very difficult and steep line to the top. It was covered in briers.  But somehow I made it and I was on my way to more hikes and more heights! Here are a few photos as well as my hiking notes.        "17. Cowpen Mtn Nov 23 2022. FS road and trailhead were easy to find. This was my first of the 4000 peaks. Beginner tip, use topo maps to pick a bushwhack route. I got somewhere close and then just headed straight up through the briars. From the top I was able to pick a more gradual and easier route down that would have been a much better choice going up. East Cowpen trail head showed up on google maps and easy to find. With planning 17 Cowpen and 28 Bald mtn could be done same day" If you are thinking of buying or selling a home or land in North Ga. or SE Tennessee hire an agent that LOVES the area!  Give me a call!

Rethinking Buyer Agency Bob Southard - January 12, 2024 Rethinking Buyer Agency… Ga. law PROHIBITS brokers (and agent) from representing a buyer as a client without first entering in to a written agreement. That has always been the case. But honestly, until recently, I have perceived the buyer agency agreement as a binder between myself and the buyers, and I believe buyers percieve it the same. My belief has been that if I do a great job the buyer will be loyal to me and we will have a successful relationship. Once we got to the point of actually making a written offer on a home I would do the buyer brokerage agreement at that time. Certainly the law is clear on that point. In order for me to present am offer on the buyers behalf then I need to absolutely represent them and their interest. From the standpoint of protecting my business (commission) I have no desire to change that. It has served me quite well for 20+ years. If I do my job and take care of the buyers it all works but if for whatever reasons they move on to another agent then I make $0. I like that and that concept will remain! Before I go further as to why let me state two things. 1. In the buyers agreement the commission due from the buyer to Atlas Realty will be $0. As the agreement spells out scenarios in which the buyer could owe me money the amount they owe will be $0. 2. Term of the agreement. There will be dates and times in the agreement but I want my clients to be bound by loyalty and quality service and not feel like they are bound by contract. There will be a stipulation that the contract can be terminated by either party simply by giving notice and the other party acknowledging that notice. In other words you can fire me anytime. Likewise I could fire you :-) There are a lot of market forces in play and I probably will have to change this policy in the future but for now, it stays! But times have changed and it is a wacky world! Here are just some of my reasons for wanting the Buyers Agency agreement in advance. *Binds me to represent buyer and buyers best interest as well as confidentiality. *Buyers warrants that they are not currently under agreement with another agent. *Spells out both my authority, responsibility, and liability to the buyer. *There are items informing the buyer of the legalities and notice of mortgage fraud, cyberfraud, and identity theft. *Hazardous conditions. Makes buyer aware there can be hazardous conditions at homes. There was a case here in Ga last year where a buyer was going back for a second look and brought grandma along for her valued opinion. Grandma fell and was injured and eventually died from her injuries. It is also stated that I am held harmless in those claims. You know darn well that the TV lawyers will name everybody they can in the lawsuit. I will also be attaching the form “Protect Yourself When Buying Real Property”. Here are some highpoints... *Keep copies of your contracts. *Get professional inspections. *Thoroughly investigate the property. *Inspect the neighborhood *Survey is recommended *Buy Owners title insurance. *Consider a home warranty. *ASSUME THE PROPERTY YOU ARE VIEWING HAS AUDIO/VIDEO SURVEILLANCE DEVICES IN OPERATION. This is actually one of the primary reasons I am making these changes to my policies. Do not discuss your personal info, opinions, or any potential offer scenarios while you are at the property. Ring, Alexa, and others are all watching and listening. *Smart home technologies. Make sure you are aware of any subscription costs or others costs to use or transfer those technologies. So in all of the above there are a few things that, yes, do protect me. But predominantly this is all information that BUYERS need to be aware of. In order for the buyers to be best informed they need to this information to protect themselves and make the best decisions possible!

Cash offer vs. traditional sale Bob Southard - October 2, 2020  Tags: cash offer, home, mark spain, homevestors, ugly houses   You no doubt have heard ads on TV, radio, and web advertising that somebody will make you a cash offer, close quickly, saving you all the traditional hassles of selling your home. So what's the catch?  It's simnple.  It will be less money!  Now for some sellers that's ok.  Even though it is less money there can be other considerations that make it worth while.  Maybe you want to pick a closing date to coordinate with the purchase of your next home. Maybe you like the certainty of not having any financing or appraisal contingencies.  Of course with many of these companies there is also no commission or buyers closing costs for you to pay. However, rest assured that these companies will take all that in to consideration and offer less since they will have those expenses when they sell. Let's look at a theoretical comparison between the two scenarios. A home  in a nice area and in good condition would sell retail on the open market for $250,000 but out of that there expenses. $250,000 -$15,000 commission (traditional 6%) With Atlas Realty this will be much lower. I can explain in more detail when we meet but with my variable rate commission it will be between 3-5%. -$5,000 toward buyers closing costs.  This is negotiable but it is quite common in Ga.   - @$2000 repairs after home inspection. This is just an example but be certain that a buyer will do an inspection and the inspector will find items for repair.  Just plan on it. So this $250,00 sale leaves $228,000 for your bottom line.   With Covid 19 it seems some of the cash offer prices have gotten lower but my best guess would be a range of $180,000 to about $215,000. There would be no buyer closing costs and if I manage the transactions for you the commission would be either 0% or 1% depending on which company was buying. ( Some of them pay me a referral fee and some don't) At any rate in a best case scenario you still walk away with $13,000 less.  Whether or not that is the best for you is your decision. The good news it that I can get you all the information so that YOU can make the best decision for YOU! When we meet I can show you the retail values as well as an estimate of  your net proceeds. I will also discuss what I think the range of cash offers will be. If that range is worth considering for you then I can go ahead and solicit the cash offers on your behalf. Once you have all that information then you can decide to sell to a cash buyer or sell on the open market.   The very best news is that there are no  upfront fees and I only get paid when your home is sold!

Iron Hill Trail at Red Top Mountain State Park is a nice 3.8 mile Loop. It is a nice well groomed trail that actually used to be the road for what used to be the campground. Lots of nice views of the lake and very little elevation change make it a very popular hike in this area.     I was kind of thinking about making two laps but determined there wasn't enough daylight left. So I added a little extra effort to the single lap by including 1 lb hand weights, 2 lb ankle weights and a 10 lb backpack.   It was an absolutely beautiful day out on the trail!