Thinking about moving to Alpharetta, Georgia? Let me tell you—it’s one of the best decisions you can make. I’ve lived in a lot of places, but Alpharetta has been my home for over 25 years, and I can confidently say it’s my favorite. What makes Alpharetta such a fantastic place to live? Let me break it down.

1. The People: A Community That Welcomes Everyone

One of the most unique aspects of Alpharetta, and the greater Atlanta area as a whole, is its diverse population. Alpharetta has become a hub for technology companies, attracting people from all over. This means that whether you are new to the area, or you've lived in the South your whole life, you will fit in well.

2. The Weather: Enjoy All Four Seasons

When I moved here, I didn’t expect the weather to be such a pleasant surprise. Nestled in the foothills of the North Georgia mountains, Alpharetta enjoys cooler summers than other parts of the South and much milder winters than up North.

You’ll still experience all four seasons—...

You’re considering selling your home, but it might not be in the pristine condition it was when you first moved in—or maybe it never was, but it worked for you. Now, it’s time to make it work for someone else and attract buyers to seal the deal. Should you hire help to get your home market-ready? How do you decide what’s worth fixing and what’s not? Let me guide you through the answers.

Should you hire somebody to help you get your house ready to sell?

If you want to get the most money from the sale of your home, then the answer is yes, you should. 

Why Hire Someone to Help?

Hiring professionals to make necessary updates and repairs can significantly impact the final sale price of your home.

Can I Afford It?

There are contractors that will be willing to work with you to do the work now and waiting to get paid at the closing table.  They will typically charge more.  But if done correctly, the improvement should more than pay for themselves when you’re ready to sell.

What Should Y...

In a fast-paced real estate market, pricing your home correctly from the start is critical. But what happens if your home doesn’t sell, even in a "hot" market? How long should you wait before reducing the price, and how much should you reduce it by? Let’s break it down.

Why Pricing Matters

When selling a house, especially in a competitive market, overpricing can hurt your chances of getting the best possible price. While it may be tempting to "test the waters" with a high listing price, this strategy can backfire if your home lingers on the market without offers.

When homebuyers see a house sit on the market too long, they wonder, “What’s wrong with it?  Why hasn’t it sold?”  Sometimes, they won’t even go see the property, especially if it was under contract, and then put back on the market.  

Plus when you compare the price a house sells for after being overpriced, there’s a penalty that gets paid.  Data show that it will sell for far less than if it was priced right to begin with...

The Offer

You have been searching for that perfect home, and it looks like you found it. Now is time to put in your offer. And wait…

How Long Does It Take for an Offer on a House to Be Accepted?

There's a super easy answer to that question, but there are also some nuances to go along with it.

First, what's the simple answer?

On or before the time limit when the offer expires.

Let me elaborate:

Whenever you submit an offer on a house, you put an expiration date and time for that offer. In other words, you give the homeowner a deadline by which they need to make a decision. If the homeowner is interested in your offer, they'll either sign the contract and send it back to you, or they may send you a counteroffer. Either way, they're going to respond to your offer on or before the expiration date and time on your offer.

Now for the Nuanced Answer: It Depends

In actuality, the better answer, like so many things in life, is more nuanced. And in reality, the dependenc...

You're a little more than a week out from closing. You're so close now! What are the things that you need to do as a person selling the home, getting it ready to close? Lucky for you, I made a list to guide you.

You can also download a checklist here.  

1. Coordinate the Transfer of Utilities, Notify Home Services Providers

You don’t want to pay for utilities when you’re not using them, right? Be sure to contact the utility companies and notify them that the closing date is the last day you’ll pay for utilities.

You will need to do this at least a week before closing. This step is crucial because:

1. Smooth Transition for Buyers: The homebuyers need time to set up utilities in their name.   Imagine the angst of the person buying your home if they don’t have water and power when they go to move in!
2. Utility Company Requirements: Some utility providers require a termination order from the seller before transferring services to the new owner.  Contacting the utilities company
...

Closing day is an exciting time for both the person purchasing the home and the person selling the property. 

But as the person selling the home, you may have some questions on what to expect on closing day. Probably the most important of these questions is:

When will I receive the money from the sale?

Before we get there, let’s break down what closing day will be like for you, the seller.

Wallet, Keys, Checkbook: What You Need Before Arriving at Closing

• Photo ID and Secondary Identifying Documentation – So that the closing attorney can ensure you are who you say you are and have the authority to sell the property
• Keys, Garage Door Openers, Information to Device Credentials – So the new owner has access to the home and the systems within the homes such as smart devices
• Checkbook or Counter Checks – In case you need to make a payment.

Did that last bullet make you think, “Wait, why do I need a checkbook? I thought I was supposed to receive the money, not give it ...

Data nerd alert... comparing the Peak Buyer's Market, the Peak Seller's Market, and the end of 2024.

Need Help Selling Your Home?

If you’re considering the selling your home in the metro Atlanta area, I’d love to help.

Call or text me, Kelly Vandever, at 770-597-1108 and allow me to make your move easier.

"They" say spring is a great time to sell your house.  Historical data backs that up.

If you're thinking about selling this spring, it's time to start thinking about the things you need to do to get the house ready.  Here are some important tips:

1.  Reduce the Clutter 

If you're planning to move, go ahead and start packing up or getting rid of things you don't need.  Houses with lots of clutter don't show well in pictures.  Why is that important?  Because potential home buyers make a decision whether or not to see a home based on pictures they see online.  The more cluttered the house, the fewer people who'll decide to see the house.  The fewer people that go see a house, the longer it will take to sell and the lower the sales price will be.  (Need help getting rid of stuff?  Check this out.)

2.  Don't Make Changes to the House Before Getting the Advice of a Real Estate Professional

Before you invest time and money into changes to your house to get it ready to sell, make sure you...

From Kelly Vandever:

My dear friend Sandy Weaver is a garage sale aficionado!  

Sandy sent me this list of 10 Rules for a Successful Garage Sale that I share with you below.

Sandy personally helped me with my own garage sale a few years back and recently paired up with her brother to hold a massive garage sale together.  Wonderful human being and profligate writer that she is, Sandy captured her thoughts and shared them with me in the paragraphs below.

After she sent me this wonderful article, I asked her for her observation about their results.  She estimated around 50-60% of all the items they had out were sold.  The sale was held on a Friday, Saturday and Sunday with most of the items selling on Friday.  Saturday was the second best day and Sunday was the slowest day.  If you only have one day to sell, Sandy recommends Friday.  She shared that all the large items sold and she said it's key to price items well so that they move.  She also emphasized that it's important to have a ...

Here’s how you might save big:

**Primary Residence Exclusion**: If you’ve lived in your home for any 2 of the last 5 years, you can exclude up to $250,000 of capital gains if you're single, or $500,000 if you're married.

**Partial Exclusion**: If you didn’t live in your home for the full 2 years, you might still qualify for a partial exclusion if the sale was due to work, health reasons, or other unforeseen circumstances.

**Home Improvements**: Keep receipts of any home improvements—they add to the investment you’ve made in your home and can reduce the amount of capital gains you owe.

**1031 Exchange**: Selling an investment property? Consider a 1031 exchange to defer your capital gains by reinvesting in a similar property.

**Consult a Tax Professional**: Always check with a tax professional to make sure you understand the impact of your options.

With a little planning, you can save money and keep more of your equity.

If you’re thinking about selling soon, n...