Executive, Four Sided Brick New Home at the Manors at Tree Lane in Snellville, GA 30078

Executive, Four Sided Brick New Home at the Manors at Tree Lane in Snellville, GA 30078

There is still time to get the last new executive style, four sided brick home at the Manors at Tree Lane in Snellville, GA.  Something interesting has been happening in Snellville, and it’s happening largely in the Manors at Tree Lane.  The first interesting thing is that four homes have sold above $600k, in 2010.  This is good news for a price range in this area which has struggled to find buyers.  The next interesting thing is that three of the four homes sold above $600k were in the Manors at Tree Lane.  In fact, five homes sold in Snellville for greater than $600k, four of those were in the Manor at Tree Lane.  If you’re keeping count, this makes 7 of the last 9 sales in this price range from the Manor at Tree Lane. 

Now, there is only one more opportunity to get the last new home in this beautiful, 27 home, gated community.  Built mostly in 2007 & 2008, this executive style community features EarthCraft certified homes, award winning floor plans, beautifully appointed interior and exterior features on comfortably sized lots.  The final home available in this community is another fine creation from the great people at Allen G. Tetterton Homes and includes a 2-10 home warranty.  This spacious, five bedroom, 4.5 bathroom home is loaded with upgrades, has a 3 car side entry garage, master-on-main floor plan, double-sided fireplace in master, granite counters, coffered ceilings, custom cabinetry, lots of gleaming hardwood on main level and is on a full basement.

The Manors at Tree Lane is surrounded by fabulous park and recreation facilities and is in the Brookwood High School district.  A very short drive to the Snellville City Hall will get you to the Snellville Farmers market, open every Saturday from June to October, or take in one of the many community events held throughout the year. 

If you’ve had your eye on one of these beautiful homes, get moving and see it today!

New Four Sided Brick Homes Now Available at Tuscany Park, Lawrenceville, GA 30043

New Four Sided Brick Homes Now Available at Tuscany Park, Lawrenceville, GA 30043
New, 4 sided brick homes in a gated community.

Beautiful new, four sided brick homes are underway in the gated community of Tuscany Park in Lawrenceville, GA.  Situated on Rock Springs Road between Old Peachtree Road and Highway 20, Tuscany Park is within a very short walk to see youth football or lacrosse, play a round of tennis or walk the great nature trails at the new Rock Springs Park.  A very short drive will take you to Collins Hill Park & Aquatic Center, Coolray Field, the Mall of GA, the Aurora Theatre, shops and restaurants of downtown Lawrenceville, Lake Lanier, golf, numerous youth athletic opportunities and the Gwinnett Environmental & Heritage Center to enjoy hiking trails, exhibits, special events, youth and adult learning and much more!   

The BentleyNow that you have plenty to do, come home to relax in your spacious and open, new home built with care by the professionals at Allen G. Tetterton Homes.  These Four and Five bedroom floor plans offer elegant exterior finishes of four sided brick with shake and siding accents, energy efficient (Low-E) vinyl windows, 8’ high carriage style garage doors, and professionally landscaped yards. 

Inside you’ll find oak hardwoods in the foyer, smooth ceilings, beautiful handrails with metal balustrades, large open kitchens with granite and stainless appliances, garbage disposals, cultured marble counters in the bathrooms, master suites with vaulted and/or trey ceilings, garden tub, and separate shower.  Additional features you’ll appreciate are the weatherproofed electrical outlets, security system pre-wiring, CAT 5 and RG 6 for telephone and cable, connections in all bedrooms, office and great room, programmable thermostats, dual HVAC and great insulation in attic, walls and over vaulted ceilings.  This gated community has street lights, underground utilities and sidewalks.    

Currently, there are four move-in ready home sites; The Bentley, 4 bedrooms, 2.5 bathrooms, The Elmwood, 5 bedrooms, 3.5 baths, The Sagefield, 5 bedrooms, 3 baths, The Lakewood, 5 bedrooms, 3.5 baths and 3 car garage.  Cul-de-sac and basement home sites are still available, claim yours while they last.   Don’t wait…See It Today!

This community is proudly served by Collins Hill High School, Creekland Middle School and Rock Springs Elementary School.

Collins Hill Market Report

As I type, there are 346 detached, residential properties listed for sale in Gwinnett’s Collins Hill area.  These properties range in list price from $856k down to $35k.  They breakout something like this:

Up to $100k $100,001 – $200k $200,001 – $300k $300,001 and up
40 221 64 18

 Now, let’s compare those numbers to the past six months of sales.

Up to $100k $100,001 – $200k $200,001 – $300k $300,001 – $400k
39 180 21 2

In case you’re wondering… No, my spreadsheet is not broken.  Yes, I can count above $400k.  I just can’t count what isn’t there.  The obvious “sweet spot” in this area is the $100k – $200k price point.  Above $200k, the number of sales begins to drop and above $400k, well… nothing.  The pace of 2010 sales is actually comparable to both 2008 and 2009, while prices still struggle to find a floor.  Since its peak around December of 2007, the Collins Hill area has seen an overall price drop of about $70k.  The greatest drop was from July to November of 2008, followed by more gradual decreases.  Wholesale properties (foreclosures and other distress sales) continue to dominate the market.  As the chart below shows, typical retail sales make up more than half of the active listings, but wholesale properties lead the way with well over half to almost ¾ of sales.  The overall average months of inventory for Collins Hill is 8.8 months, with retail listings at 12.4 months, wholesale listings at 6.1 months and new construction listings at 24 months. 



This represents a fabulous opportunity to get a wonderful home, in a great Gwinnett location for a very affordable price.  You’ll find some really great homes on really great lots just waiting for you!

If you are considering putting your home on the market, it MUST be in the best condition possible.  Take a look around your home.  If you see lots of wall paper – remove it, old appliances – replace them, tired kitchens or baths – update them, old worn carpet – replace it.  Clean it, shine it and then take another look.  There are many things you can do to update your home that won’t leave your piggy bank crying in pain.  A fresh coat of paint, removing old wall paper, cleaning, general repair, etc…  You should pay attention to every detail if pricing above $200k. 

If you need to sell your home and find that you’re one of the many “underwater” homeowners, contact your lender and consult an industry professional.  REALTORs with the SFR (Short Sale and Foreclosure Resource) designation have completed additional training and have access to the latest information on the rapidly changing rules and guidelines.  As an SFR, I can help you drive the transaction to give you the greatest opportunity for success.

There it is the tough reality of Collins Hill area real estate.  Please don’t shoot the messenger.  I promise you this was as difficult for me to write as it is for you to read.  I’ll keep watching and let you know of changes.  I look forward to being the bearer of good news, in the future!!

Affordable, 3 Sided Brick Homes In A Gwinnett County Swim & Tennis Community

Affordable, 3 Sided Brick Homes In A Gwinnett County Swim & Tennis Community
Austin Commons at Austin Commons Drive and New Hope Rd., Dacula, GA

Where can you get affordable, spacious homes, with 3 sided brick in a swim/tennis community in Gwinnett County?  You can find them at Austin Commons, located in Dacula just 2 miles from the new Archer High School on New Hope road.  This new homes community features large open floor plans with lots of upgrades at a price point that won’t leave your wallet empty. 

Interior features include hand scraped hardwood flooring, large kitchens with granite and stainless appliances, granite and tile in all bathrooms, coffered ceilings, oil rubbed bronze and polished nickel hardware, high ceilings, wrought iron balustrades and more.  They offer well designed, four and five bedroom floor plans. 

There is much more room than you can see in this picture. Lots of space and windows!

My favorite is the Highland!  This 5 bedroom, 4.5 bathroom floor plan demonstrates an excellent use of space.  There is a palatial master suite, large master bath with separate sinks, separate closets, tile and granite.  The secondary bedrooms are spacious and are connected either to a private bathroom or jack and jill bathrooms.  Laundry is on the main level, as is a guest bedroom with full bathroom.  The openness of this floor plan, along with stairs coming from both the foyer and the kitchen area make it easy to navigate.  You will be shocked to see this home and all of its features starting at only $234,900

Master on Main with double trey ceiling

Additional plans with master on main or “all bedrooms up” are available starting at $206,900.  These plans also include the interior features listed above.  If that’s not enough, Austin Commons enjoys a beautiful location convenient to Archer High School, Tribble Mill and Bay Creek Parks and is within an easy walk or bike ride to the new Harbins Park.  Specially designated green space areas have been preserved within this soon to be 151 home community.  Amenities will include swimming pool, pool cabana and tennis courts.      

So… what are you waiting for?  Let’s go see it today!

Gwinnett Real Estate Market – Feels Like A Rollercoaster Ride

Gwinnett Real Estate Market – Feels Like A Rollercoaster Ride

August numbers are in and analyzed, and it appears that the wild real estate rollercoaster ride we just survived in Gwinnett has calmed, once again.  When the big bubble burst (around 2007) at the top of an overheated market, we felt the rapid decent with no end in sight.  As prices reset and the market began to stop sliding (around 2009), it seemed that we could possibly be through the worst of it.  Along came the tax credits and with them the hope and promise of “moving the market”.  Tax credit version 1 (TC1) seemed to give a little push and further evolved into tax credit version 2 (TC2).  TC1 occurred going into what is a traditionally slower period for Metro Atlanta real estate.  The increase in home sales brought by TC1 was a welcome change from the sharp plunge we had just experienced.  Then, TC2 came along just in time for our peak selling season and the combination was explosive.  Rates of contracts and sales went ballistic, and prices felt a little boost.  For so many who really needed to see a possible end in sight, this was a welcome event.

 April 30th came and TC2 went, taking along with it the excitement and continued momentum to continue through our summer selling season.  May numbers came in and the rate of contracts and sales took that sharp drop, once again.

So, where are we now and how did we get here?  The good news is that, since the last drop in May numbers have gradually come back to our “new normal”.  It would appear that the TC2 really just “borrowed” buyers from the few months which followed.  The number of April contracts above expected appears to be very close to the number of contracts missing in the following months.  Would we have had the buyers without TC2?  I don’t know who can answer that, certainly not me.    

In April of 2010, real estate contracts in Gwinnett came in around 300 more than in 2009.  In May, the number of contracts dropped about 250 less than the 2009 level.  Since then, the number of contracts has come back to a much closer level, being down about 25 (give or take) from 2009.

Contracts Written (Single Family, Detached Homes)

  April May June July August
2009 704 750 772 737 778
2010 1,014 503 612 632 751

Average sale prices in Gwinnett have increased since the beginning of the year, but don’t let that fool you.  Price is still of the utmost importance when selling your home. 

Average Sale Price  (Single Family, Detached Homes)

  April May June July August
2009 $167,314 $170,192 $170,031 $177,412 $167,519
2010 $175,526 $163,839 $169,876 $172,318 $166,417

Prices vary greatly by location, school district and floor plan to name a few variables.  If you are considering putting your home on the market, a detailed market analysis is vital to planning your strategy.  Typical “retail” listings are the dominant force in available homes for sale.  However, “wholesale” or distress properties such as foreclosures, estate owned, corporate owned and other value priced properties still hold the largest market share for sold properties.  You must be competitive and focused to reach your goal. 

I don’t know about you, but I’m ready for some “organic” real estate activity to smooth out this rollercoaster ride.  A nice long drive over a few gently rolling hills sounds much better to me right now!

**Data and charts supplied by REDataCenter.