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CITY

Select a City: No Preference Alpharetta Atlanta Avondale Estates Canton Chamblee Cumming Dacula Decatur Doraville Duluth Dunwoody Holly Springs Johns Creek Kennesaw Lawrenceville Marietta Milton Mountain Park Roswell Sandy Springs Smyrna Snellville Vinings Woodstock Choose a property type: Residential Condo Commercial Land Lot

What is your price range? No Minimum $100,000 $125,000 $150,000 $175,000 $200,000 $225,000 $250,000 $275,000 $300,000 $325,000 $350,000 $375,000 $400,000 $425,000 $450,000 $475,000 $500,000 $600,000 $700,000 $800,000 $900,000 $1,000,000 $1,250,000 $1,500,000 $1,750,000 $2,000,000 $2,250,000 $2,500,000 $2,750,000 $3,000,000 $3,250,000 $3,500,000 $3,750,000 $4,000,000 $4,500,000 $5,000,000 $5,500,000 $6,000,000 $6,500,000 $7,000,000 $7,500,000 $8,000,000 $8,500,000 $9,000,000 $9,500,000 $10,000,000 No Maximum $100,000 $125,000 $150,000 $175,000 $200,000 $225,000 $250,000 $275,000 $300,000 $325,000 $350,000 $375,000 $400,000 $425,000 $450,000 $475,000 $500,000 $600,000 $700,000 $800,000 $900,000 $1,000,000 $1,250,000 $1,500,000 $1,750,000 $2,000,000 $2,250,000 $2,500,000 $2,750,000 $3,000,000 $3,250,000 $3,500,000 $3,750,000 $4,000,000 $4,500,000 $5,000,000 $5,500,000 $6,000,000 $6,500,000 $7,000,000 $7,500,000 $8,000,000 $8,500,000 $9,000,000 $9,500,000 $10,000,000

Number of rooms required? Beds 1 2 3 4 5 6 7 8+ Baths 1 2 3 4 5 6 7 8+

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SUBDIVISION

Enter a Subdivision:

Choose a property type: Residential Condo Commercial Land Lot

What is your price range? No Minimum $100,000 $125,000 $150,000 $175,000 $200,000 $225,000 $250,000 $275,000 $300,000 $325,000 $350,000 $375,000 $400,000 $425,000 $450,000 $475,000 $500,000 $600,000 $700,000 $800,000 $900,000 $1,000,000 $1,250,000 $1,500,000 $1,750,000 $2,000,000 $2,250,000 $2,500,000 $2,750,000 $3,000,000 $3,250,000 $3,500,000 $3,750,000 $4,000,000 $4,500,000 $5,000,000 $5,500,000 $6,000,000 $6,500,000 $7,000,000 $7,500,000 $8,000,000 $8,500,000 $9,000,000 $9,500,000 $10,000,000 No Maximum $100,000 $125,000 $150,000 $175,000 $200,000 $225,000 $250,000 $275,000 $300,000 $325,000 $350,000 $375,000 $400,000 $425,000 $450,000 $475,000 $500,000 $600,000 $700,000 $800,000 $900,000 $1,000,000 $1,250,000 $1,500,000 $1,750,000 $2,000,000 $2,250,000 $2,500,000 $2,750,000 $3,000,000 $3,250,000 $3,500,000 $3,750,000 $4,000,000 $4,500,000 $5,000,000 $5,500,000 $6,000,000 $6,500,000 $7,000,000 $7,500,000 $8,000,000 $8,500,000 $9,000,000 $9,500,000 $10,000,000

Number of rooms required? Beds 1 2 3 4 5 6 7 8+ Baths 1 2 3 4 5 6 7 8+

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SCHOOL

Enter a School:

Choose a property type: Residential Condo Commercial Land Lot

What is your price range? No Minimum $100,000 $125,000 $150,000 $175,000 $200,000 $225,000 $250,000 $275,000 $300,000 $325,000 $350,000 $375,000 $400,000 $425,000 $450,000 $475,000 $500,000 $600,000 $700,000 $800,000 $900,000 $1,000,000 $1,250,000 $1,500,000 $1,750,000 $2,000,000 $2,250,000 $2,500,000 $2,750,000 $3,000,000 $3,250,000 $3,500,000 $3,750,000 $4,000,000 $4,500,000 $5,000,000 $5,500,000 $6,000,000 $6,500,000 $7,000,000 $7,500,000 $8,000,000 $8,500,000 $9,000,000 $9,500,000 $10,000,000 No Maximum $100,000 $125,000 $150,000 $175,000 $200,000 $225,000 $250,000 $275,000 $300,000 $325,000 $350,000 $375,000 $400,000 $425,000 $450,000 $475,000 $500,000 $600,000 $700,000 $800,000 $900,000 $1,000,000 $1,250,000 $1,500,000 $1,750,000 $2,000,000 $2,250,000 $2,500,000 $2,750,000 $3,000,000 $3,250,000 $3,500,000 $3,750,000 $4,000,000 $4,500,000 $5,000,000 $5,500,000 $6,000,000 $6,500,000 $7,000,000 $7,500,000 $8,000,000 $8,500,000 $9,000,000 $9,500,000 $10,000,000

Number of rooms required? Beds 1 2 3 4 5 6 7 8+ Baths 1 2 3 4 5 6 7 8+

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ZIP

Enter Zip Code Choose a property type: Residential Condo Commercial Land Lot

What is your price range? No Minimum $100,000 $125,000 $150,000 $175,000 $200,000 $225,000 $250,000 $275,000 $300,000 $325,000 $350,000 $375,000 $400,000 $425,000 $450,000 $475,000 $500,000 $600,000 $700,000 $800,000 $900,000 $1,000,000 $1,250,000 $1,500,000 $1,750,000 $2,000,000 $2,250,000 $2,500,000 $2,750,000 $3,000,000 $3,250,000 $3,500,000 $3,750,000 $4,000,000 $4,500,000 $5,000,000 $5,500,000 $6,000,000 $6,500,000 $7,000,000 $7,500,000 $8,000,000 $8,500,000 $9,000,000 $9,500,000 $10,000,000 No Maximum $100,000 $125,000 $150,000 $175,000 $200,000 $225,000 $250,000 $275,000 $300,000 $325,000 $350,000 $375,000 $400,000 $425,000 $450,000 $475,000 $500,000 $600,000 $700,000 $800,000 $900,000 $1,000,000 $1,250,000 $1,500,000 $1,750,000 $2,000,000 $2,250,000 $2,500,000 $2,750,000 $3,000,000 $3,250,000 $3,500,000 $3,750,000 $4,000,000 $4,500,000 $5,000,000 $5,500,000 $6,000,000 $6,500,000 $7,000,000 $7,500,000 $8,000,000 $8,500,000 $9,000,000 $9,500,000 $10,000,000

Number of rooms required? Beds 1 2 3 4 5 6 7 8+ Baths 1 2 3 4 5 6 7 8+

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MLS #

Enter MLS Number: MLS Number: MLS Number: MLS Number:

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MAP

Select a Starting Point: No Preference Alpharetta Atlanta Avondale Estates Canton Chamblee Cumming Dacula Decatur Doraville Duluth Dunwoody Holly Springs Johns Creek Kennesaw Lawrenceville Marietta Milton Mountain Park Roswell Sandy Springs Smyrna Snellville Vinings Woodstock Choose a property type: Residential Condo Commercial Land Lot

What is your price range? No Minimum $100,000 $125,000 $150,000 $175,000 $200,000 $225,000 $250,000 $275,000 $300,000 $325,000 $350,000 $375,000 $400,000 $425,000 $450,000 $475,000 $500,000 $600,000 $700,000 $800,000 $900,000 $1,000,000 $1,250,000 $1,500,000 $1,750,000 $2,000,000 $2,250,000 $2,500,000 $2,750,000 $3,000,000 $3,250,000 $3,500,000 $3,750,000 $4,000,000 $4,500,000 $5,000,000 $5,500,000 $6,000,000 $6,500,000 $7,000,000 $7,500,000 $8,000,000 $8,500,000 $9,000,000 $9,500,000 $10,000,000 No Maximum $100,000 $125,000 $150,000 $175,000 $200,000 $225,000 $250,000 $275,000 $300,000 $325,000 $350,000 $375,000 $400,000 $425,000 $450,000 $475,000 $500,000 $600,000 $700,000 $800,000 $900,000 $1,000,000 $1,250,000 $1,500,000 $1,750,000 $2,000,000 $2,250,000 $2,500,000 $2,750,000 $3,000,000 $3,250,000 $3,500,000 $3,750,000 $4,000,000 $4,500,000 $5,000,000 $5,500,000 $6,000,000 $6,500,000 $7,000,000 $7,500,000 $8,000,000 $8,500,000 $9,000,000 $9,500,000 $10,000,000

Number of rooms required? Beds 1 2 3 4 5 6 7 8+ Baths 1 2 3 4 5 6 7 8+

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Atlanta Real Estate Blog

Crabapple's Future Still looks Bright in the Long Term - is it the Right Place to Buy Now?

Thursday, January 1st, 2009 at 10:06am. 110 Views, 4 Comments.

When Crabapple Crossroads was first envisioned as a walkable mixed use area of businesses, homes and townhomes right on the border of Alpharetta in Milton, the idea was welcomed as an exciting use of space and brought a fresh and inviting concept to the area. Businesses opened and homes were sold and it quickly became one of the most popular places to live for homeowners seeking the unique combination rarely found outside of "the city".

Enter a "change" in the real estate market and a drive through the overlay district no longer looks as appealing for buyers in the market today, but, this is an area where prices have come down and may now offer some of the best opportunities for buyers looking for a complete community - not just a neighborhood with a pool…

Homes for Sale in Zip Code 30004 - Sales Down, Prices Up, but are They Really?

Monday, December 22nd, 2008 at 2:20pm. 112 Views, 0 Comments.

I suppose it depends on how you spin the statistics and I really don't intend on doing that. The general statistics don't really show a decline in prices and that just doesn't seem to feel right so I set out to separate the market into more manageable segments to see if some segments are performing better than others thereby skewing the total statistics. My hypothesis was that the resale market below $750,000 (this is anywhere bnetween 80% and 90% of the market) was doing something worse than the market as a whole. In other words, one portion of the market might be making the total market appear as a much better market than what most sellers and agents are actually seeing.

As I start this post, let me first explain what I did. My goal was to separate out…

Alpharetta Real Estate Sales Down, Prices Relatively Constant - What Happens Next?

Wednesday, December 17th, 2008 at 9:31am. 132 Views, 0 Comments.

When sales volume goes down and inventory stays the same, what happens to prices? This would be something like Economics .101 - A Middle School/High School level economics question. The answer should be obvious - over time, prices will fall setting in motion a series of events which ultimately will bring inventories back in line with sales volume as the pendulum swings in the other direction. It makes sense, but, it's not what we see hapening in Alpharetta and some other areas of North Fulton. It may mean however that prices will fall, but, conventional wisdom would leave me to believe that it would have alread been happening. This first chart shows the decline in sales volume for Alpharetta:

Sales Volume in Alpharetta 2007 vs. 2008

The second chart here…

The Crystal Ball, Upset Cheerleaders and Real Estate in 2009 Plus a Look Back at 2008

Saturday, December 13th, 2008 at 8:25pm. 202 Views, 8 Comments.

The view out the front isn't as bad as what we see in the rear view mirror, but, the clouds have not parted yet. The Atlanta real estate market, like most around the country is not what it was just a couple of years ago.

 

It's that time of year again to reflect back on 2008 and bring out the real estate crystal ball to look ahead at 2009. Gary Keller says that we needed to SHIFT. The media reported that it may take decades to recover. We are in a recession. Agents flocked like lemmings out of the industry. Web 2.0 continued to be the most over-talked-to-the-point-of-boredom conversation real estate bloggers thought was important. Sales volume was down. Sales prices were down. Inventory was up. Subprime mortgages tanked the economy and buyers still…

Homes For Sale in Blackstone, Suwanee - Market Update

Wednesday, December 10th, 2008 at 8:33pm. 96 Views, 0 Comments.

 

I'm putting together a market analysis for a client looking at several neighborhoods. One of the neighborhoods is Blackstone and since I've never written anything about it, I figured that now would be as good of a time as any to post some market statistics for anyone else who might be interested.

Blackstone is a Pulte neighborhood located in the northeast section of Fulton County in the City of Suwanee with its entrance running south off of McGinnes Ferry. The neighborhood itself is one that is remarkably level for the area and that means lots of homes sitting on good lots. It also means more homes on slabs than in some other areas where the topography is more conducive to basements. The neighborhood, like most newer home communities in the area, has swim…

Statistics, Graphs and Sales - Oh My!

Friday, November 28th, 2008 at 8:10pm. 222 Views, 8 Comments.

And I don't mean in a good way. With the launch of my new website and Thanksgiving, I'm a little late getting to the meat turkey of the statistics in an updated post on October sales data so I apologize up front. I hope that you weren't on the edge of your seat to see a miraculous rebound in the market because there isn't one. I actually am not going to be standing on the edge of my laptop anytime soon screaming about "The Bottom" or "Now is the Time to Buy". The first, we will only see in the rear view mirror and the latter is simply too subjective. If you are moving to Atlanta for work or some other reason, it probably seems like a great time - because you have to. On the other hand, if you bought a house 2 years ago with 100% financing and want to move…

Welcome to the New and Improved Ryan Ward Group Website

Thursday, November 20th, 2008 at 3:33pm. 336 Views, 29 Comments.

I just want to send a short thank you to Morgan Carey and the entire staff of Real Estate Webmasters, especially Jamie and Michael who were instrumental in developing this website. The new site marks a considerable improvement over my old website and should provide our sellers even more exposure for their listings directly to buyers. Fundamentally, I wanted to provide the best Atlanta real estate website for consumers to use during their home search. I wanted to have the best search tools and methods of organizing their home search that they could find anywhere on the internet.

With that in mind, we upgraded the overall design and layout as well as creating much more functional school and subdivision searches. Google street view will be installed in the…

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Keller Williams Realty Consultants

695 Mansell Rd,Suite 120
Roswell, GA 30076
Office: (678) 287-4800
Direct: (404) 630.3187
Fax: (404) 704.0214