Archive for category Buckhead
My son and I recently drove through Buckhead and saw an unusual site – a small herd of sheep and goats grazing along in a private yard on Ridgewood. We were both enthralled and pulled over to see what was going on!
This yard had about two acres of overgrowth to clear, and the folks at EWE-niversally Greeen were called in rather than using harsh chemicals. The flock of sheep and goats, along with a couple of very proective sheep dogs spent a couple of weeks at the Ridgwood home. Protected by the temporary fencing and daily visits from the herder himself, the sheep and goats were left to do what they do best – eat!
Dogs come with the sheep to protect them from coyotes. The dogs are NOT friendly they are there to protect the sheep, so beware. Also I found out that coyotes have a hard time seeing black sheep and goats.
EWE-niversally Green was featured in an article in the AJC – read it by clicking here.
Also, their website posts some pretty dramatic before and after photos like these:
Atlanta homes Under Contract represented by Tina Hunsicker of Atlanta Fine Homes Sotheby’s International Realty
Atlanta’s real estate market is busy and is heating up! I have two of my own listings under contract – both in the Vinings/Smyrna areas. Also, I’m representing a buyer in Buckhead on a $2M+ home. We’re always looking for great homes to sell, as the buyers are starting to come out of the wood work.
Click here to see homes for sale in Buckhead over $2 million, and under $2 million. Click here to see homes for sale in Vinings. Let me know if you’re considering a change in your real estate portfolio!
UNDER CONTRACT IN Smyrna – West Vinings. 4207 Zermatt Drive, Smyrna, GA 30080. Light and Bright interiors with 10ft ceilings and all hardwoods on the main, porches everywhere! Huge master suite with fabulous walk in closet, 3 additional bedrooms each with its own bath, extremely well maintained neighborhood walkable to restaurants and shops at One Ivy Walk, kitchen has stainless appliances, newest house in the neighborhood. Square footage does not include basement. Tina Hunsicker of Atlanta Fine Homes Sotheby’s International Realty represents the seller.
UNDER CONTRACT IN Buckhead. 3111 Ridgewood Road, Atlanta, GA 30327. This flawlessly designed home by Bill Harrison was published in his book Timeless Architecture for its use of rough materials in a refined manner. All of the bedrooms have en suite baths, large spaces that allow for natural light, and a whole-home generator. The master bath has heated floors, steam shower, sep. his/her toilet stalls & closets. To enjoy the mild southern weather, the owners designed the home w/ ample outdoors spaces on this private 1.5 +/- acre lot. There is a 5-hole putting green, outdoor living room, fireside cabana, gardens, and mature landscaping. The buyer is represented by Tina Hunsicker of Atlanta Fine Homes Sotheby’s International Realty.
UNDER CONTRACT IN Vinings. 4300 Brookview Drive, Atlanta, GA 30339. New windows, HVAC, A/C, fencing. No RR tracks, beautiful large yard, move in ready, all hardwoods, screened porch and deck overlooking yard, unfinished basement with good ceiling height and fireplace. Originally offered for $499,900, and now under contract. Tina Hunsicker of Atlanta Fine Homes Sotheby’s International Realty represents the seller in this transaction.
Yes, we do have a home available in Buckhead, in 30327, on Paces Ferry to be exact, for $28 Million.
Sitting high atop the Chattahoochee River on 10 acres…..the only thing I can imagine one would have to complain about is the Lovett School car pool lines. I remember when the current owner bought the land…it was $10M alone and I’m sure this house is being sold at a loss. This estate has every feature and amenity any executive or celebrity would want.
I have not personally been in the home, but it is a pocket listing of our firm “Atlanta Fine Homes Sothebys International Realty” and in searching our multiple listing service our company happens to represent all the listings over $15M in metro Atlanta!
But please don’t just call me up and ask to see these fabulous homes….as with most multi-million dollar properties, you’ll need proof of funds from a local bank and references that can be verified before we’ll show you.
I won’t mention the celebrity’s name who owns this home at the request of the agent, but those of you that live nearby will know the house. The next question is: Where is he going? I don’t know. But don’t worry, he’s not leaving Atlanta.
So below is a little bit about the top four most expensive homes for sale in metro Atlanta as we start looking at 2013.
Most expensive homes for sale in the Atlanta metro area in 2013
Every Amenity in this Compound in Buckhead – 30327 – $28 Million
The peninsula on Lake Hartwell can be yours for $17,500,000.
There two other homes over $15M available, one on Lake Lanier and the other on West Paces Ferry for $19,900,000.
Click here to view a current list of all Buckhead homes for sale over $5 million.
Click here to view a current list of all homes in the state of Georgia over $5 million.
It’s already January 8th and I’m finding a moment to reflect on what trends I saw in the Atlanta real estate market last year and what (in my humble personal opinion) will be happening in 2013 with our housing industry and more specifically in my market areas of expertise – Vinings, Buckhead and Smyrna.
As each area of Atlanta seems to have a different feel and velocity, I’ll approach the areas separately. I’ll provide the statistics to back up my opinions on another date as I post them frequently and they only tell one part of the story. I like to say what I see from a grass roots perspective. I know real estate management and even many other bloggers like to paint a rosy picture to get people to “buy” houses, I tend to be much more pragmatic and look at things with an analytical eye, as a homeowner and a mother as to what my clients are feeling and needing.
I’ve said this all year, but I believe even more so now. Inventory is low and if you want to sell it is a good time.
I do feel pricing in the Vinings real estate market is still above what many are expecting and I think quite a bit of the inventory will continue to sit unless its adjusted back to about 2000 levels. We were at 1998 levels, so this is good news.
Unfortunately, we still have many people pricing at 2005-2007 levels and it just isn’t going to work. Yes, Vinings has great county services, much lower tax levels, it’s a charming Village to live in etc., but pricing can’t be higher than its neighbor across the river in zip code 30327.
For the Vinings area, I have investors and builders engaged again. And although they don’t have spec home interest, there is a pent-up demand for new homes specifically for empty nesters wanting to get rid of the Buckhead taxes and their $3M and up homes. Families come to Vinings once they are in private school, but since private schools are eating up alot of their incomes, they tend to look for the more reasonably priced homes, or by Vinings standards, almost starter homes in the $500,000 and $600,000 ranges.
Back in the peak, many families with children in Atlanta’s private schools were buying the newer construction homes for $1.5M, but I’ve seen several families that were over extended go into foreclosure and I think recent purchasers have been much more prudent. (I have clients still waiting for the newer construction foreclosures, but I think that bus left the station.)
There will continue to be deals like in any market, but very rare and far between – and we are are seeing those get bid up when they come on low priced. I just recently found a fabulous deal and it never hit the market, and that’s what I predict will continue to happen with deals as they become increasingly rare.
I’m thrilled to say that the higher tier is finally coming back. I believe this demand is fueled primarily by bargain hunters and we won’t see the volume of $3M and up transactions that we used to.
There is definitely a building trend going on in Buckhead as older homes are not moving. People that are willing to spend the mulitple millions of dollars want something with high ceilings, open floor plan, basements for kids or storing stuff. I’d say almost 90% of the high end transactions are homes that show like “new” even if they aren’t new. They have to be in A+ condition to command the big bucks.
The properties with land, meaning over 2 acres, are tough to find as well. There is definitely a group of people in the under $2M category that are looking for something with land and will pay the higher taxes to have that lifestyle….but there just isn’t any inventory.
One of the ways I gage “demand” is the number of emails that circulate around my firm for people with buyers who can’t find anything that’s in the system. It used to be about once every couple of weeks we’d get a “buyer needs” email stating they’d looked at everything on the market and if you have anything that you haven’t listed yet to let them know. Now it seems like we receive one of these emails daily.
I also gauge the views online on my listings to see what to expect in showings and there was a sharp spike at the beginning of the year, so I know what’s coming around the corner – showings. Which leads to sales.
Click here to see what’s currently for sale in Smyrna – 30080.
The price point that’s hot for Smyrna is lower than it historically was. Builders bought foreclosed lots at a deep discount and are putting up new homes in the $300,000 price point, so selling things over $500,000 is tough. When people start getting to the half million dollar price point they seem to have graduated to inside the perimeter. The exception to that rule are those that need more space or really want newer homes with higher ceilings. They’ll still pay over $500,000 to live in 30080.
I wish I could convince more empty nesters to consider the small step to OTP. They are very particular and choosy in their neighborhoods as they are afraid their Buckhead friends won’t visit them. So only a few neighborhoods remain acceptable to them.
I think we need more upscale neighborhoods just outside of the Perimeter and I propose it goes in the Vinings Heights neighborhood where all the ranches are as its SO close and there is still land there. Unfortunately, those ranches keep getting fluffed up and are becoming too expensive to tear down. Time will tell there as that neighborhood is such a great location to stay as depressed as its been. I think more young people would do well to tear those down, or continue to “fluff” to get the great lots just on the perimeter.
I see the lower inventory levels bringing prices up slightly, but I don’t think buyers will jump up in their price point as much as sellers are thinking. If you want to sell it will be easy if priced correctly. If you want to buy, you may have to pay a little more than people did a year ago, but we are still at good low levels. Interest rates are still so incredibly low you have to take advantage of them if you’ve been sitting on the sidelines.
Let me know if I can help! Things are hopping at Atlanta Fine Homes Sotheby’s International Realty and I’m so glad to be busy, and you never know, I may have a buyer in my back pocket just waiting for your house!
Atlanta Fine Homes Sotheby’s International Realty
As of today, October 9, 2012 there have been 5 homes in metro Atlanta and its surrounding counties that have sold over $5M, according to FMLS. I am proud to say 3 of the 5 have been sold by Atlanta Fine Homes Sotheby’s International Realty. I do this research periodically as I have a large listing and am always looking for ways to increase its exposure and make sure the right clientele are being exposed to it.
One common link with our large home sales in 2012 is the International Buyer. As you will see from the various homes I’m outlining this year, as well as last year, many are moving here from other countries. It appears to be a good place for them to place their cash, as when looking at tax records there appears to be no debt against these properties.
Its fun and fascinating for me to meet these buyers that can write a check for $10 million dollars. The first home at this price point is under contract and set to close within the month. I LOVE this house – it is located at 435 King Road in Buckhead and was built in 2010. I have a slight connection to the property, as the owners of the prior home on this lot hired me to sell their home and help them purchase a new one. I sold their home to a builder who had this client that was ready to build on a prime lot. The home was completed in 2010 and I must admit – it is truly the most phenomenal home I have ever been in.
The interiors are PERFECT as well. Suzanne Kasler Interiors did the furnishings and my understanding is that the house was sold furnished. I do believe that Architectural Digest came in and photographed this home as well; originally it was pulled off the market quickly to accomodate their need to not have it on the market while published.
It was recently re-listed and sold very quickly, within a couple of weeks. Incredible for a $10 million dollar home! Mark Bhaggan with Atlanta Fine Homes Sotheby’s International represented the seller and buyer in this transaction. I have heard that this is an international buyer. This home is 20,000 sq feet and has every detail you can imagine including his and hers gyms, an indoor lap pool, driving range, outdoor pool and pool house with a drop down TV screen to watch while you’re in the pool, indoor sports courts, theater and more. Not a single thing is missing.
I’m so glad I had the opportunity to view this fabulous home. Whenever I have clients that just can’t seem to find exactly what they are looking for I can always email them this property and tell them I can find them what they want but it will cost $10M
2. 3410 Ridgewood Road
3410 Ridgewood Road closed in January of this year at close to $6M after being on the market during the toughest times from around 2007. With an official year built of 2009, it was built by Steven West Custom Homes and went into foreclosure, upon which international buyer Ulf Henriksson and his wife purchased it. Ridgewood was the Christmas House years ago and has been the site of filming for several movies. I only know this as I drive past it every single day and there were moving vans and trucks for filming there quite a bit. As Atlanta’s tax advantages for filming here continue, more and more of our estate homes are featured in TV shows and movies.
I called a friend of mine that lives a few houses down from this house to better understand its history. It’s actually very sad, as I remember it sitting vacant years ago as the original owners were killed in a plane crash around 2002 and when the home traded after the accident it was the most expensive home sold at the time – at $10 or $11 million. That family lived in it less than a year and sold it to a builder who had $10M in debt against the house. Since then it has sat vacant and ransacked for about 5 years. That homeowner let it go into foreclosure after some financial issues, it just came on the market in September, and then sold very quickly to what appears from tax records to be Justin and Jessica Jones. The piece of land is fabulous with 16 acres of pretty level land in the heart of Buckhead, with entrances on West Conway and Fairfield Drive. The neighbors are looking forward to it being brought back to the tasteful state it was in prior to 2006. The back of the house has been ripped off as the previous owner was going to add porches and sub-contractors have ransacked it for supplies from unpaid bills. It will be interesting to watch the progress as this home is restored.
This home closed in June of this year – after being on the market in 2010, removed and then relisted in March of this year. Compared with the others in this category, the sale is a bit more surprising. This 2 acre property is located on Mt Paran, which is a busy street, and the sq ftg is just under 10,000 sq ft – compared with Ridgewood that sold for a bit more but was over 4 acres and 15,319 sq ft. This was a regular market sale versus Ridgewood and West Conway which were bank-owned sales. I think this shows the value buyers are placing on “new-ish” properties versus having to do a lot of work to them once they’ve purchased them. I recently heard a speaker mention that in the next year approximately 50% of the homes purchased will undergo renovation. This is primarily due to the lack of new construction and in many cases the seller’s loss of equity and lack of desire to put more money into it.
I can only hint at the fifth sale of 2012, but it is a historic Buckhead home built in 1926. I hope to bring more details of the sale as soon as it is appropriate. Of the 5 homes that have sold, this is the only home built before 2003, but it has been completely renovated to feel like a new home.
There are still 48 homes over $5M on the market and none outside of Buckhead have sold this year, according to FMLS. This is about a 10% turn rate which is a very weak market for the luxury homes. They should be turning at over 33% to have a stable healthy market at the higher end. Two of these homes were foreclosures and while we’re seeing less and less of that in our average luxury market, the trend seems to still be present at the very high end. But, in both instances, they were scooped up immediately because they were priced so well!
The big reveal! This home has been completely remodeled and a professional home manager has arrived. Check out the new hardwood and tile flooring added on main, new carpet upstairs, completely new kitchen with beautiful cabinetry, granite and all new appliances. All new light fixtures, roof, everything freshly painted. Fabulous flat lot. Come take a look!
95 Spruell Springs Road - Atlanta, GA 30342
Click here to see more photos and information of this Buckhead home for sale.
Three bedrooms, two full baths
Offered at $339,000
For more information on this home for sale near Chastain Park, please contact:
Atlanta Fine Homes Sotheby’s International Realty
STG Trattoria, which opened in April, announced early this week that the Buckhead restaurant will open for Sunday brunch on September 9, 2012. Beginning each week at 10:30 am, Chef Josh Hopkins will utilize the restaurant’s two wood-fired Acunto ovens, imported from Naples, to develop dishes defined by Italian essentials like cured meats and scratch-made cheeses accented by locally sourced produce.
The brunch menu with Italian influences artistically woven into each item will feature an Eggs Benedict Pizza with prosciutto, arugula, poached quail eggs and warm aioli as well as Shrimp & Calamari atop polenta with pancetta, cherry tomatoes and basil with a squid ink vinaigrette. STG’s renowned ovens will also be the destination for their artisan bread presented in the Italian Sandwich with layers of sopressata,capicola, prosciutto and olive giardiniera, and a Sautéed Zucchini Bread with candied pancetta and mascarpone.
Continuing with their established Amaro Bar, which introduced Atlanta to the light, food-friendly flavors present in the aperitif-based cocktail program directed by mixologist David Durnell, STG Trattoria will pour brunch cocktails like The Reviver with Beefeater gin, Cocchi Americano, Suze, lemon, celery and Herbsaint, STG Bloody Mary with cold-smoked Tito’s vodka, Amaro Zucca and house-made bloody mary mix, Mimoso with Amaro Nonino, Aperol, orange bitters, Prosecco and orange zest, and El Palido with El Espolón tequila, orange juice, chillies and mescal.
Named after owner Brian Lewis’ three sons – Sebastian, Tristan and Gabriel – STG Trattoria places emphasis on the heritage of Italian cuisine united with a distinct, progressive touch of seasonal, pure flavors in a communal space characteristic of Italy’s timeless trattorias. STG is opens for dinner at 5:30 pm Tuesday through Sunday and at 10:30 am for Sunday brunch. Situated in the heart of Buckhead and bordered by Flywheel and Drybar, the restaurant is located at 102 West Paces Ferry Road Northwest Atlanta, GA 30305. For further information, call 404.844.2879 or visit www.stgtrattoria.com.
I’m really looking forward to trying the brunch at STG. Who else plans on trying it this Sunday? I will post my review following my visit!
The market trend is continuing that we see in the Vinings market into the Buckhead real estate market as well. Decreasing inventory and rising sales with the average selling price going up!
Within the $200,000 to $650,000 price point, sales have been steadily increasing and we’re in multiple offer situations quite frequently. Inventory is trending downward again with sales continuing up. Good news for all!
The stats are slightly improved in 30327 from $400,000 and up and it looks like inventory and sales increased slightly. Year over year numbers show improvements, but I think this could vary with an analysis of a tighter price point.
Finally I had a fellow agent say to me the other day that she thought luxury sales were up. I think we’re seeing things under $2,000,000 continue to sell well, but over $2M it still remains soft. Inventory remains high and prices continue to soften within the luxury market. Of course, this pie can be sliced in various ways, but I just wanted to pull data a few different ways to see if what I feel in the market is what is happening statistically. If you’d like me to pull some data specific to your price point and area, just email me and I’ll do a custom report for you.
Number of Homes For Sale vs. Sold (Apr. 2011 – Jun. 2012)
Buckhead/Atlanta – 30327
Price Point – $200,000 to $650,000
Number of Homes For Sale vs. Sold (Apr. 2011 – Jun. 2012)
Buckhead/Atlanta – 30327
Price Point – $400,000 and up
Number of Homes For Sale vs. Sold (Apr. 2011 – Jun. 2012)
Buckhead/Atlanta – 30327
Price Point – $2,000,000 and up
I had the opportunity to volunteer at this year’s Decorators’ Show House & Garden, located in an historical home in Buckhead, Knollwood. It was a real treat to be stationed in John Oetgen’s Solarium as guests passed through. This is a great way to support the arts, get ideas for your own home, be exposed to some of Atlanta’s most fabulous interior designers, and take a peak at incredible architecture. (Also not a bad idea for a last minute Mother’s Day gift!)
The Show House is open through Sunday, May 13, and tickets are $25 at the door. Click here to learn more about the Show House.
ATLANTA (WXIA) – Thirty-one stories above the streets of Buckhead is a 5,300 square foot condo for sale, if you’ve got $1.75 million burning a hole in your pocket.
The elevator at 2828 Peachtree takes you to a private entrance for the 5,300 square foot condo.
“It’s very rare to have a condo where there’s no one else on your floor,” said Tina Hunsicker of Sotheby’s International Realty. “What I’m seeing now in the marketplace, people do want that open, bright, contemporary space.”
The kitchen is spacious, with two refrigerators and two Gaggenau ovens among the top-line appliances. But of all the top amenities in this high-rise condo, the view is the biggest feature.
“This is unique in that it’s the only full 360 degree view with windows of this size in this building,” she said.
The view follows you to the living area of the home.
“Let’s go to the southern side of the building which is actually the entertaining space,” Hunsicker said.
There’s a second kitchen for that purpose and a billiard room. Along, with, once again, the view. You can workout while staring at the skyline.
“You can see the clouds moving, you can see the weather coming in, you can tell what traffic is,” she said.
If you don’t have a fear of heights, you’ll get an even better perspective from the balconies that connect to the three bedrooms. Located in the heart of Buckhead on Peachtree Road, the price on this contemporary condo has dropped from $2.5 million to $1.75 million.
This penthouse is no longer listed with Tina Hunsicker, but she can help you find the perfect Buckhead luxury condominium for sale. Click here to learn more about all Buckhead condos for sale over $500k.