Posts Tagged vinings home for sale
Built in 2007, this Vinings Village home is classic Vinings style. At 6,779 sq. ft., it offers 6 bedrooms, 6 full baths, 2 half baths and enough living space to meet all your needs. It has a charming front porch, 3 car garage, and exterior porches galore. The kitchen is complete with high-end, professional appliances and on the main level, you’ll be pleased with the study and formal living room or music room and a bedroom and full bath as well. The basement is finished with a second kitchen, another guest bedroom and a full bath. List price is $1,449,000, but they are looking for an offer!
You can view the full listing here on my site.
This home is Cochise Club, swim team and tennis eligible. It is zoned for Teasley Elementary and Campbell Middle and High Schools. If you have any questions or would like to see this home, please let me know. I would love to show it to you!
This property has been leased!
Master on the Main in Vinings
2681 Orchard Knob SE – Atlanta, GA 30339
Four Bedrooms, Three Full Baths, One Half Bath
Offered at $925,000
Master on the Main with wonderful living spaces and walk out to the level backyard with Pebble Tec salt water pool.
Beautiful kitchen with wine cooler and stainless appliances. Open to family room with fireplace and built in cabinets.
From family room you can go to Sunroom with a wall of windows overlooking lovely backyard.
Prudential Georgia – Buckhead Office
I have a listing in Vinings now that has an interesting real life example of value, and how the Case-Shiller Index has valued it over the years since they purchased it.
My clients purchased this home in August of 2004 for $677,500 and the home in August of 2011 is currently on the market for $575,000.
It is hard for people trading down, but this client is trading up and realistic about the market.
It can be difficult for most clients to understand this concept of the devaluation of our properties, but this is a saavy client in the financial industry and they completely understand the nature of our real estate market in metro Atlanta. These clients are looking to trade up, so they know they’ll reap the benefits of the depressed pricing on the purchase side.
The tax assessment on this home is still $623,550 and I’m sure many other benchmarks would show a higher value, but we’re ready to sell and priced right.
A Case-Shiller study is a great analysis to do on any purchase to help determine the current fair market value. As a professional REALTOR, I have many data-oriented tools like these at my disposal. Combined with my experience in the market, I use them to help my clients determine the right price to pay (or to list) for a home in this fluctuating real estate market.
When I show homes to clients, the front landscaping as well as the architectural look and proportions are the first two things a prospective client sees. I am a big believer in NO deferred maintenance but also first impressions.
One mistake I often see people do is save their landscaping till the last thing they do in a home…even after interior decorating. Or they leave things “natural” instead of landscaping which doesn’t help exhibit the size of the lot.
Often when I show property to a married couple, I notice the husband will immediately checks out the backyard, basement or garage (while the wife focuses on the first floor flow and kitchen).
Before you consider remodeling inside, look at your yard and try to see it from a potential buyer’s eyes.
1. In a very high percentage of situations most homes need “some” yard.
Yard can be achieved in a number of ways. Atlanta has so much topography that we are used to being creative. The “yard” doesn’t have to be in the back, it can be on the side or front, but it should be screened for privacy.
2. No matter how long you’ve been in the home, now is the time to do the privacy screening.
Even if they are little Leland cypresses or magnolias, in 10 years your home will have privacy, so start now while it’s relatively cheap.
3. Get started now!
Don’t wait to do the huge master plan as too often that just doesn’t happen.
You can add things every spring or fall that aren’t expensive and in several years you’ll have a fabulous yard.
4. If you own a “mature” yard, screening is probably great, but you may lack sun.
I like to see a yard with great screening as long as the plantings look fresh and manicured. That may mean chopping large plantings back dramatically in winter to keep a groomed appearance.
5. Don’t allow bushes to cover windows from an aesthetic and safety perspective.
Often when I list houses I have to have them do major chopping back of plants. Also, it’s helpful to check back there for deferred maintenance, especially wood rot.
I have now lived in my house in Vinings for over 10 years, and every year I take a look and try to determine what would need to be done if I were to put my home on the market. An annual home review provides a fresh perspective and keeps maintenance up.
If you want a second opinion of your home, or are unsure of the maintenance areas you should concentrate on, ask me for a referral to a home inspector. They can make a punch list for you and point you in the right direction.
While the summer is quickly coming to a close, the temperatures are still high in metro Atlanta. There are still many days left in the pool season!
Swimming pools are a fun amenity to have in a home and I have lots of clients each year looking for a house with a pool or considering to put one in their current home.
As with any amenity, location and type of pool, and considerations on how to reduce ongoing maintenance are key factors. I do believe a pool adds value, however that value is diminished if the location of the pool or features of the pool don’t fit the house, neighborhood or lot.
I may have a few appraiser friends that can add a statement here as to their impressions, but I’ve seen appraisals come in with as much as a $50k bump for the pool.
That being said, good sized pools with the right equipment, decking and landscaping can easily cost $100,000.
Many people enjoy their neighborhood pools and country clubs, but there’s still nothing like the convenience and beauty of one in your own backyard! In my own home, we thoroughly enjoy our pool as well!
Below are some comments I’ve taken from the advice of a friend combined with my own thoughts, experience and recommendations when considering having your own pool.
1 – Planning Your Pool
My suggestion would be to try and gauge how comparable the proposed pool would be to the pools located at homes that have recently traded in the target price point of your home.
For example, some of the things I mention below may not apply if you have a $300,000 home, but would be a must at the $1M price point. I’ll add a caveat here that many people get frustrated with their pool contractor, so check as many references as you can that are close in location to you.
2 – Kinds of Pools
A heated salt-water pool with an interior finish that is either pebble-sheen or pebble-Tec, along with some amount of useable and attractive stone flat deck space for lounge chairs, etc., as well as space for any safety fencing that may be required.
I also believe that having a rectangular pool with an automated cover will help in resale if the buyer has small children or really wants to minimize maintenance. The cover reduces evaporation, reduces chemical usage and really keeps the pool clean of debris.
In terms of the interior pool finish, Pebble-sheen is the smoother variant of pebble tech but has similar optical properties in terms of interesting water color. Conventional white plaster shows every kind of dirt, so it’s tougher to maintain.
3 – Maintenance of pools
Mechanicals are important, and in terms of the heater, a +/-400,000 natural gas BTU heater at a minimum for pools 10,000 gallons or more is desirable, especially if there’s a hot tub.
Exploring feasibility of solar options for pool heating would be an excellent idea, especially given energy costs these days. A solar feature would certainly further distinguish the property.
I like the idea of having a hot tub separately as it takes a special design and eats up pool space to have one under the automated cover. Separate hot tubs are less expensive, more comfortable and easier to maintain.
In terms of maintenance, I love the Polaris automated cleaning robot. If they are configured correctly and maintained, they work very well.
Another popular but more costly option is the self-cleaning jets in the pool floor. I have heard nightmares about their repair and replacement and the cost may not justify the means. There could be some other self-cleaning technologies out there too that your pool contractor can discuss with you.
Maintenance costs of pools are so much less than they use to be. Having a saline/salt water pool requires next to no chemicals. Additionally, pool services aren’t really required if you have the cover and salt systems.
If you don’t have the desire to maintain your own pool there are many services that are under $50/visit and you can have them every other week. Chemical balance can be maintained very well through a salt-water pool’s automated chlorination catalyst.
Old pools can be remodeled to have the newer features such as: auto-fill feature, salt-water conversion, fountains, Polaris, automated covers etc.