The city of Atlanta is huge! It’s spread out and the traffic can be horrendous! More and more people are moving closer to their work or where they love to play in order to avoid long delays in the traffic.

One quiet oasis is located just 7 miles outside the perimeter in Gwinnett County. It’s called the City of Berkeley Lake. Berkeley Lake is a short drive off I-285. You’ll take the Peachtree Industrial Exit and head north for those quick 7 miles. In case you encounter traffic, you can choose to stay on PIB (Peachtree Industrial) or take a left and follow Peachtree Parkway through the growing city of Peachtree Corners.

Berkeley Lake was established back in the 50’s as a small fishing village for city of Atlanta residents. Peachtree Industrial did not exist, and Buford Hightway was a dirt road. This 88 acre, spring fed lake is crystal clear and is now considered the most affluent town in the state of Georgia. 

Home to small cottages, large mansions, and everything you can imagine, you’ll find just what you need in the city of Berkeley Lake. Some say it’s like Mayberry meets Virginia/Highlands. You’ll find wonderful friends, neighbors, and families to mix and mingle with in this friendly community. Find someone who lives in one of the 125 lakefront homes and head out on their pontoon boat for an afternoon ride. Or, join the HOA (for only $300/year) and store a kayak or paddle board at the members only beach or picnic grounds.

So many Atlantans have never heard of this best kept secret. We like to say “live like it’s vacation everyday!” Your blood pressure appears to go down when you spend time gazing at the water and our many trees (we are also known as a “tree city”).  You’ll find someone ready to play a game of beach volleyball, bike or walk around the lake, or throw out a line to catch “the big one”.

See more at Berkeley Lake’s HOA website and the cities website

Look for many sunset photos & pics of the lake at BLHA Facebook page and my Facebook page.

You’ll be glad you moved to this wonderful city!

For more information on this secret city, call Jill Rice at 770-330-7477 or email her at jill.rice@me.com

The post Where is Berkeley Lake? CLOSE to Atlanta, that’s where! first appeared on Jill Rice.

You’ll love the layout of this home with all entertaining and master bedroom/bath on the main floor!  3 car garage + workshop and room for all your toys.  Plenty of space for a large family or cozy enough for empty nesters + room for friends to visit.  All of this on a beautiful, 88 acre, spring fed lake just 7 miles outside of I-285 in Gwinnett County near Norcross/Peachtree Corners.

Come see 142 Bayway in Berkeley Lake today!

Click HERE for more info.  

or call Jill Rice

770-330-7477

jill.rice@me.com

The post Drone video tour of 142 Bayway :: Berkeley Lake GA first appeared on Jill Rice.

We are all watching HGTV. They make it look easy to take an old, run down house and turn it in to a shiny, new, renovated home most any buyer would love to purchase at a premium price.

This year, we’ve helped buy and sell several “fixer-uppers”. Here’s what we’ve found:

• it’s not as easy as it looks. There are more buyers (including investors) than sellers in todays market. You have to be creative in finding homes that are distressed and in need of repair. You must be diligent in searching the MLS listings, create relationships with REO agents, and possibly spend time on the court-house steps in order to find the right property. You will see many houses that are overpriced and will not make a profit for you in in the long run.

• Take your projected costs and add another 10%. You should be able to project your costs on your initial visit. How much is a basic kitchen re-do? How much is a high end kitchen? Do you need to paint the entire house? What does the roof look like? Are there signs of water stains (leaks) or termite damage? Meticulously go through the home from top to bottom in order to assess the repair costs. One home recently looked fine outside until we went to one side of the house. The siding was rotting underneath the fresh coat of paint (hiding this?). New hardi-plank siding was needed on the entire exterior. That could have been an additional $20,000 in costs we may not have anticipated. Any profits could be wiped out if you make a mistake in your projected costs.

• Look ahead at potential market conditions and if you are headed to a down cycle. What does a home sell for at the renovated cost in this neighborhood? Is it possible to “over” renovate a home? If most homes are selling in the high $200’s and you renovate where you need to sell in the mid $300’s… You will not recoup the investment. You may even lose money on the deal. Make sure you are looking at equivalent comps in order to make the best decisions on how to renovate. Time of year is important as well. Time is money and if you are listing after school starts, it may (or may not) take longer to sell the house.

• It’s not just “lipstick on a pig”. Buyers and their agents are savvy. They are going to be “wowed” buy the new flooring, paint, appliances, tile, etc. That does not mean you can leave an un-serviced 25 year old HVAC and no one will notice. They will see water leaks in the attic, they will question any “rodent” droppings or traps, and painted cabinets sometimes add charm, but other times they look old & out of place in a newly refurbished home. Make the home “pop”, but don’t neglect the systems.

• Your construction costs can make or break you. Are you getting the best deal from your suppliers? It pays ten fold to shop around. Look for the best prices on appliances, lumber, paint, etc. The more time you spend on cutting this cost, the better you will be on your bottom line number.

• What happens if you run into unexpected set backs? The porch seemed fine when you bought the house. Now you notice it’s leaning a little too much on one side. Do you have a structural problem? Do you need to hire an engineer to help you determine the cost of repair? You may sell a home “as is”, however your agent is required to disclose any major defects the home could possibly have.

• You’re under contract? Congrats! Now it must appraise. You’ve bought at a good price, you were mindful of your expenses during the renovation, and now you are under contract at a high price! If your buyer is getting a loan, the lender will require an appraisal. Make sure the comps are close to your list price. Be ready to show your renovation costs as well if you need to justify list price as well. Appraisers are very conservative in today’s market. Make sure you can back your price in order to get to the closing table.

• More possible expenses will crop up with the buyers inspection. You’ve done a great job and the renovation is a success! Your buyer will most likely hire a professional inspector to look over the house. There is no “perfect” home. They will come back with some repair requests or ask for a concession on the contract price. Keep this in mind and realize they will be looking specifically at electrical, the roof, the heating and cooling systems, and for signs of structural issues.

• More costs…. Do you get a survey or termite bond? We will usually have our pest control person look over the home during our very short due diligence prior to purchasing. Most of these homes are sold initially “as is”. You may be able to request the seller pay for a termite bond if there are signs of termites. If not, you will know up front there is an added cost of getting rid of termites and treating the infected areas before you list. Surveys are not always ordered when buying a house. In my opinion, if the current seller does not have a survey, you should add that as an expense to your reno cost. Having a survey not only gives you peace of mind on the property lines, it also shows a potential buyer that you’ve gone above and beyond in confirming the property lines for their new home.

• This is our formula on deciding how much to offer a potential flip. Everyone has his or her own way of looking at how to cost out a reno. We take the potential lowest contract price after the renovation, deduct the realtor fees, deduct the cost to renovate, and subtract our desired profit.  This gives us our offer price on a distressed property. Hopefully that is a number the seller will accept and we can start the flip!

• Oh yes- you’ll need cash and the ability to close in 10-14 days in order to be competitive on a good flip. There is so much competition for distressed homes, you need to stand out to a seller. Cash, a short due diligence (0-5 days), excess earnest money, confirm home is sold ‘as is”, and a quick close (no more than 14 days) will give you a leg up on the competition for the home.

Good luck! Call me if I can help!

Jill Rice- Atlanta Realtor®-

770.330.7477

jill.rice@me.com

Atlanta :: Gwinnett :: Sandy Springs :: Brookhaven :: Tucker :: Lake Lanier :: Norcross :: Peachtree Corners :: Cumming :: Roswell :: Suwanee :: Johns Creek :: Alpharetta :: Buford :: Dunwoody

The post Are you Flipping Crazy? Let’s flip a house together! first appeared on Jill Rice.

Open Sunday, March 20 from 1-5 pm on Berkeley Lake. This home was completely rebuilt in 2006.  It sits on the wide open part of our lake and your covered veranda is only 40 steps from the water edge.  This 3 bedroom (can be 4)/ 3.5 bath home is an entertainers dream.  Your living area is located near the back of the home.  There’s a large living room, kitchen, dining room, + bar area with everything you need to enjoy lake living.  Step on to your porch and stay warm by the fire pit on the porch or the lava rock fire pit just steps away.  Want to hit the spa?  There’s a jacuzzi tub over looking the lake and it’s large enough for everyone!

front view of home

Click on this link for more info.  You’ll love living in the city of Berkeley Lake.

Call me for a tour!  770-330-7477 or jill@windsoratlanta.com

[contact-form-7 id=”13″ title=”Contact form 1″]

The post 142 Bayway Circle :: for sale on Berkeley Lake first appeared on Jill Rice.

You’re out on a Sunday afternoon looking at open houses in your favorite neighborhoods.  You aren’t really serious.  You are “just looking”.  You see a cute house with great curb appeal, so you stop by.  You fall in love with the house!  The agent asks you to fill out the open house info sheet, and there’s a spot for “are you working with an agent”.  Do you put “yes” or “no”?

If no- then please check out the list below on why you need a buyers agent.

Here are 5 reasons you need a buyers agent representing YOU when you buy a home (existing or new construction):

1- A Realtor® will represent your best interest.  If you are not represented, a listing agent should disclose to you that you are considered a customer, not a client.  Their #1 priority is the seller in this circumstance.  If they are also a Realtor®, it is their duty to treat you fairly, but anything you say will be disclosed to their client, the seller.

2- A Realtor® is knowledgeable.  Here’s a personal example.  Twenty plus years ago my husband and I bought a piece of property.  Neither side was represented.  When my next door neighbor asked me to represent her in the sale of her home, unknowing to ALL of us,  we had a huge easement on our property for anyone to use.  Thank goodness she agreed to do a quit claim to remove the easement.

3- Most time you do not negotiate a better price on your own.  An agent representing you has accurate data from the homes sold in the area and current market conditions. You can not count on data from real estate web sites alone.  A good agent will know how to present the best possible price for a home. Even in new construction, you’ll find extras that only a real estate agent may know to ask for.  The commission paid is already negotiated between the seller and the listing agent.  If you are not represented, the listing agent will receive the full commission and you have not had anyone representing your side.

4- If you are only looking on Zillow, you’ll miss many “new listings’ that are on the market and gone the same day.  You’ll also miss out on “word of mouth” or “pocket listings”.  These are listings that a potential seller has communicated to agents they “want” to sell, but are not ready to put their home on the market.  This may be a way to grab a home before it hits the open market.

5- Between a signed contract and the closing table, you’ll have many obstacles to overcome.  Let your agent guide you through the inspection process and the appraisal process.  Your agent will also offer help with any lenders you are working with.  Recently a major bank denied a loan 1 day before the financing contingency expired for one of our clients.  Thanks to their buyers agent, she was able to contact her preferred lender and he saved the deal.

Let us help you navigate through the process of buying your next home.  Call, text or email me at 770-330-7477 or Jill.Rice@me.com

I hope to hear from you soon!  Jill

[contact-form-7 id=”13″ title=”Contact form 1″]

The post Why do you need a buyers agent? first appeared on Jill Rice.

Join us this Sunday, March 13, 2016 for a neighborhood wide open house with our Windsor Realty listings.  Spring is on the way. Don’t you want to wake up each morning in a city with a beautiful 88 acre, spring fed lake?  Can’t buy on the lake?  What about waking in a city that is known as a “tree city”.  We are only 25 miles from downtown Atlanta, but feel worlds away!

Here’s a list of homes open this weekend.  Some homes are open from 1-3, others from 3-5, and a handful for the entire day!  Click on the address for more info about the home.  If you need open house details, call Jill at 770-330-7477:

14 Lakeshore Drive

206 Lakeshore Drive

336 Lakeshore Drive

398 Lakeshore Drive

623 Lakeshore Drive

142 Bayway Circle

3775 N Berkeley Lake Road

3695 N Berkeley Lake Road

4239 River District Drive

We hope to see you there!  Call or email me for more info.  770-330-7477 or Jill.Rice@me.com

[contact-form-7 id=”13″ title=”Contact form 1″]

The post Berkeley Lake Open House- Sunday March 13, 2016 first appeared on Jill Rice.

We all want to purchase real estate at a good and fair price. If we can get a great deal on a property, that’s even better. One way to get a really good deal is to purchase a short sale. A short sale basically means the owner of the property is selling it for less than their mortgage. The financial institution may or may not approve of this sale. Many times, the owner is already in default of the loan and the bank is willing to accept a lower payout. If a short sale is something you want to pursue, here’s what to anticipate.

1. A possible hostile seller or tenant living in the property: Why hostile? They are selling their property below value in order to walk away. The bank is in charge. The current owner may be struggling with other financial issues, may be close to bankruptcy, or may have other stresses you aren’t aware of. If tenant occupied, the seller may be forcing them to move from their current “home”. In either case, the listing agent may not be able to secure appointments to see the home at times that benefit the buyer. You have to be flexible and patient. There are even times when someone may buy a property unseen for this reason.
2. A property that is distressed and in poor shape: If someone is short selling their home, there’s a chance it’s not been taken care of. If a seller plans to walk away from their mortgage, they may also trash the home before leaving. If they have been unable to make their mortgage payments, its likely they have not had the money to keep their home updated and in good shape. You may encounter soiled carpet, nasty appliances, scrapes or holes in the walls, and even strange odors. Make sure you are allowed to have an inspection during your due diligence period.
3. A long wait from the bank to see if they will approve the final number: The bank will decide if they will accept your offer. Banks and large financial centers sometime move slow. There are committees and approval processes that can bog down the acceptance. You may feel you are getting close, only to have them delay the process again. In most cases, the closing process may take up to 180 days. Be prepared to wait.
4. Lots of paperwork provided to the bank: As in all mortgage processes, there’s quite a bit of paperwork. Both the buyer and seller will have to provide documents in order to make the process work. As a buyer, you must be diligent in providing what is asked of you. You are also at the mercy of the seller. They may delay the process if they do not provide requested documents in an urgent manner.
5. A long line of other buyers waiting to cash in: Cash is the preferred payout to the bank in a short sale situation. If you are providing cash, be prepared to show “proof of funds”. You can provide the account paperwork, but black out your account numbers on the statement. If getting a mortgage, it’s essential you are pre-approved for the loan. Even a pre-qualified letter only confirms you are “most likely” to be approved. The bank will want to know you are solid before moving into the short sale process. Be aware, there are some banks that require the listing to be “marketed” for a time period. This can include listing the property on the local multiple listing service and can also include putting the property up for auction. Even though your offer is on the table, the bank may or may not try to get higher offers. If auctioned, you may have to bid as well in order to save your spot.

Short sales are still out there. They are not as numerous as in past years, but they can be found. Your agent can work with local banks, set up a search through the local mls system, and scour the tax records for upcoming foreclosures.

Being an agent is a little like being a detective. The right one is always looking under every stone for their client. They are working outside the box and will search high & low to find properties for their client. We do just that at Windsor. Call me today. I would love to help! 770-330-7477 or jill.rice@me.com

[contact-form-7 id=”13″ title=”Contact form 1″]

The post So, You Want to Purchase a Short Sale Property? first appeared on Jill Rice.

2016 is shaping up to be a big year if you want to sell your home.  Interest rates are still low and there are too few homes for sale. This is causing a feeding frenzy in some markets for  buyers.  Buyers are having a tough time standing out in this seller’s market.  Here are a few tips on finding a home and going under CONTRACT with the home of your choice:

1- Have a pre-qualified letter in hand from your preferred lender if you are getting a mortgage.  A lender can help you determine beforehand how much you’ll want to pay for a home.  Knowing this early helps you eliminate homes that are too expensive or even homes that are in a lower price range.  Be efficient.  Finalize this early!  Search in your sweet spot and no where else.

2-Hire a Realtor® as your buyers agent to assist you in finding these homes the day they come on the market (and sometimes even before they are listed). When she calls you with a possible home, you’ll need to see it soon.  We are seeing homes go under contract within hours of being listed.  You’ll need to make a fast decision if you think you’ve found a home in the right location.  Remember, you’ll ask for a due diligence period.  If something goes wrong, you will have several days to walk away from the contract if for some reason you no longer want the home.  As long as you are in your due diligence period, you will not loose any earnest money you’ve provided.

3- Make it a strong offer.  In a sellers market, submit your highest and best offer up front.

• Earnest Money: If you can offer additional earnest money, do this as well.
• Be flexible.  Ask your agent to find out if the sellers need to close quickly or may need some extra time in the home.  If your moving time frame is flexible, it may just be the reason you end up under contract.
• How strong is your financing contingency?  Cash is king.  If you are paying cash, you’ll most likely move to the front of the line.  Also, loans with a higher percentage of down payment are perceived as solid.  It shows you’ve saved for this purchase.
• Are you asking for any contingencies?  If you must sell your home before closing on your new home, the sellers may accept another offer that does not have this contingency?

There are so many options.  Your agent will walk you through the contract and can present you as a strong buyer.

4- Don’t be discouraged if you do not go under contract.  If you’ve made your strongest offer and it is competitive in the market, another buyer may have looked stronger.  If you are working with an agent that is on top of the market, she will know as soon as homes are listed, she will stay in touch with the agent for the sellers of homes you wanted but did not get, and she will be looking under every rock for your next home.

Finding a home in this market to buy can be stressful.  If you want assistance during this time, let me help!  My goal is to search endlessly for your home.  As a 25 year resident, I know the Atlanta market.  I’m also an Accredited Buyers Specialist aka.. ABR®.  This will be a fun and exciting adventure! I promise!  Call me at 770-330-7477 or email Jill.Rice@me.com

[contact-form-7 id=”13″ title=”Contact form 1″]

The post Buyer Beware! first appeared on Jill Rice.

You will love this 3 bedroom/ 2.5 bath cottage on Berkeley Lake. The water views are spectacular! The home is completely renovated. You’ll “live” entirely on the main level where you’ll find the living room/kitchen/master bedroom & bath/plus a bonus room for your office or studio. Add a bath/closet to this room and you’ll have a guest suite on the main floor as well. The walk to the lake is on a gentle slope. No major stairs to walk down. You are about 40 feet to the waters edge from your deck. Your dock has plenty of room for entertaining and there’s a covered slip for your pontoon boat.

Enjoy the video below of this wonderful Berkeley Lake front home. There are only a few homes on this lake with a view like this. Jump on it now before it sells!

The below video shows you full details of how much this home has to offer.  You can also click here for more info.

Berkeley Lake is clean. You can swim, boat (5 mph), paddle board, kayak, and fish (well stocked) in this 88 acre gem. It’s located only 25 miles from downtown Atlanta. Where else can you get the feel of the North GA mountains while living so close to the city?

Only in Berkeley Lake! Call us now for a tour (by boat or by car)!

Contact me below or call me at 770-330-7477

[contact-form-7 id=”13″ title=”Contact form 1″]

The post 14 Lakeshore Drive :: For sale on Berkeley Lake first appeared on Jill Rice.

Here is a map of neighborhoods you’ll find near Berkeley Lake.  Are you interested in this area?  We are experts and can help you find your dream home or help you sell your existing home today!  Contact me on the form below!

[contact-form-7 id=”13″ title=”Contact form 1″]

The post Neighborhoods near Berkeley Lake first appeared on Jill Rice.