3 THINGS TO KNOW about the Atlanta Residential Real Estate Market

3 THINGS TO KNOW
Mistakes Buyers Make
(especially in this market)
Episode 70

e70notes3thingstoknow.jmpartners.io

Bringing Buyers clarity on how to get
the best home and the best terms for them, and know it.

We’ll do this by first outlining...
The 3 mistakes buyers make:
#1: Compromise
#2: Don’t Get Outside the Box,
#3: They don’t hire a real estate agent
Or they don’t hire the right real estate agent.

———

Listen to find out what happened and why
and how how Kylie and Allan got the best home and best terms for them.     

For Jere’s detailed notes from this episode,
Click the link in the description below,
Or go to e70notes3thingstoknow.jmpartners.io

If you like what you hear, 
Please click the like button. 

Please listen and subscribe
ANYWHERE you can find a podcast
Or at 3thingstoknow.jmpartners.io


There’s no place like home, 
And there’s no real estate agent like the right real estate agent.

JMPartners with Atlanta Fine Homes Sotheby’s International Realty
jmpartners.io
Text or call: 770.337.7122

3 THINGS TO KNOW
Misleading Headlines
For Home Buyers and Sellers. 
…diffuse fake news…
Episode 69

Get Jere’s detailed notes at e69notes3thingstoknow.jmpartners.io 

———

Episode 69 clears up confusion,
over 3 most misleading headlines. 

It’s ALMOST 2 months ago, early September. 
Blakey and Kevin (not their real names, but real people),live in West Buckhead, they want and need to move. 
Headlines  in the papers are all but clarifying, 
most of all these 3: 

Headline 1 
The market is softening.

Headline 2 
The rise in prices is killing sales 

Headline 3 
There’s No inventory; Buyers can’t find homes 


Blakely and her husband, Kevin,  ask themselves, “What if we go on the market and we don’t sell?”
Or worse, “What if we do sell and then can’t find our next home?”

———

Listen to find out what happened and why 
and how Blakely and Kevin knew what to do.  

For Jere’s detailed notes from this episode,
Click the link in the description below,
Or go to e69notes3thingstoknow.jmpartners.io

If you like what you hear, 
Please click the like button. 

Please listen and subscribe
ANYWHERE you can find a podcast
Or at 3thingstoknow.jmpartners.io


There’s no place like home, 
And there’s no real estate agent like the right real estate agent.

JMPartners with Atlanta Fine Homes Sotheby’s International Realty
jmpartners.io
Text or call: 770.337.7122

For Jere’s detailed notes, visit: http://e68notes3thingstoknow.jmpartners.io


3 THINGS TO KNOW
Reasons Not
to Hire a Real Estate Agent
Episode 68


3 reasons not to hire real estate agent
- Money
- Time
- and Confusion


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Listen & Subscribe...
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OR at

http://3thingstoknow.jmpartners.io

For Jere’s detailed notes of this episode, visit: http://e68notes3thingstoknow.jmpartners.io

 For Jere’s detailed notes, visit: http://e67notes3thingstoknow.jmpartners.io

3 THINGS TO KNOW
Price Drop or Not?
How You Know.
Episode 67

the 3 things to know to answer the question, “Price Drop or Not?”
Are the 3 T’s:
- Traffic
- Time
- Talk

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Anywhere you can find a podcast

OR at http://3thingstoknow.jmpartners.io

For Jere’s detailed notes of this episode, visit: http://e66notes3thingstoknow.jmpartners.io 

For Jere’s detailed notes, visit: e66notes3thingstoknow.jmpartners.io

3 THINGS TO KNOW

Price

Your Home to Sell for It’s Premium

Episode 66

So how do you get the price right? 
How do you know what it is? 

#1 The macro-market is the big picture.
What the market is doing, where it’s going

#2: The micro-market is your neighborhood, 
what buyers pay a premium for  in your neighborhood

#3: Your home and it’s differentiators
What features in your home will drive the value. 

IMPACT: Your home closing for the best terms and it’s premium price. 

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Listen & Subscribe...

Anywhere you can find a podcast

OR at

3thingstoknow.jmpartners.io

For Jere’s detailed notes of this episode, visit: e66notes3thingstoknow.jmpartners.io

3 THINGS TO KNOW
The Presentation of your home,
It can make or break the sale.

The Presentation of your home is the 2nd of the 3P’s to get your best terms and premium price. We touched on all 3 P’a in episode 62.
They where
1- Preparation
2- Presentation
3- Pricing

How and why does presentation make a difference between homes that are and aren’t selling right away?

For the best Presentation of your home:
#1- The Media creates the impression
#2- The Story creates the appeal
#3- The Showings create the experience
To get your best terms and premium price.

Sellers often hear stick to the protocol.

Why do what everyone else is doing, when your results could be far better?

For Jere’s detailed notes, visit: e65notes3thingstoknow.jmpartners.io

Please, share this with a friend and
Listen & Subscribe...
Anywhere you can find a podcast
OR at
3thingstoknow.jmpartners.io

3 THINGS  TO KNOW

Sept 2021 Numbers

What they indicate is happening inn residential real estate on the ground in Atlanta

This Jere Metcalf bringing you, for JMPartners at Atlanta Fine Homes Sotheby’s International Realty, 3 things to know about the residential real estate market in Atlanta.

Last week we talked about

Preparation, the first of the 3 P’s to get the premium price for your property..

The other 2 P’s being Presentation & Price

We’ve promised and will go more in depth as well on those 2,  presentation and pricing, in upcoming episodes.

In the meantime,

It’s early October and the September #’s are out…

This week, looking at the Sept #’s  we’re going to talk about:

 3 things…

#1. Sales prices

#2. How long are homes taking to sell… days on market

#3. Number of homes selling

We’ll also take a  look at what inventory and what’ it’s doing to help us understand these numbers and what is happening in the market what is likely to come.

*TO NOTE:* These numbers and statistics are being pulled for metro atlanta from FMLS, the multiple listing service for Atlanta

1) Sales prices

Sept 2020 to 2021, Year over year, our median sales price is up 14%

Looking at the seasonal Trend…

September is  fall, fall #’s usually show a softening market.

Sept 2019 , pre-covid…

We were in a strong market reflecting the traditional pattern, softening in the fall season.

The median sales price dropped  from $265,000 in August to $255,000 in September

Fall 2020. Post ‘covid quarentine’, 

 prices trended upward.

 in August 2020 med sales price was $290,000

 September 2020, med sales price was $294,000.

and this year, 2021

August '21 median sales price was $340,000,

the median sales price in September was also $340,000

that’s the same sales price month over month

in the season that is typically showing a downward trend is sales price.

#2

days on market

that’s the number of days a home is on the market before it goes under contract to sell. (AND CLOSES)

2019 - homes were taking on average, 22 days to sell in August

and a little longer, 24 days in September

2020 -  - homes were taking on average, 15 days to sell in August

and a little faster, 13 days in September

2021,

Homes are now taking only 7 days on average to sell … that’s for homeS sold in August and homes sold in September.. days on market remains the same month over month this fall, the season that is usually softening and increasing in average days on market.

More impressive,

looking at the averages,homes are selling twice as fast this year as last year, an 3 times faster this year than two years ago 2019…

When they were already selling quickly

#3 Number of home sales

2019

In August, there were  8,922 home sales,

the following month, September, that # was down by almost 1,000 homes,  7,955

month over month trending downward as usual in the fall season

2020,

a hot booming market, the hottest market, including fall that  atlanta has seen,

sales in August were 9,793 and actually dropped to 9,365 in September.

2021

August 2021 there were 9,367 home sales, in September 2021, the count so far shows 8,156, month over month trended downward

Year over year,

Home sales are down about 10%

Something to note,

notice the total sales I just quoted were 9,367 in August,

when I reported this number early September,

before all #’s were in for August….

This is important to mention to note that

3THINGSTOKNOW.JMPartners.io

3 THINGS TO KNOW
Preparation, the Blue Print
to Sell Your Home for It's Premium Price
Episode 63

Last week we talked about The 3 P’s
1- Preparation
2- Presentation
3- Price

You might be thinking... WHAT? The Market is hot!

But, as we noted last week,
In August 2021 alone, 66% of the homes that didn’t sell have been on the market for over 90 days. Over 500 of those for over 6 months and many of those, for over a year.

You can’t build a great home without a great blueprint.  The better the blueprint and the experts behind it,
the better the results of the home built.  The same goes for Selling a home.

The most important part of selling your home is in the preparation to ensure your desired results.
What exactly is a good blue print to sell your home? How to you know?

There are 3 parts of the blue print to ensure you your home sells for its premium price.
1) Pre-list stage
“The Anticipation”
2) Going on the Market
“The Debut”
3) Being Listed
“The Show “

1) The Anticipation
a- Prepare the property
b- Prepare the marketing

2) The Debut
The homes that sell for the best price, sell faster. The right Anticipation and build-up make the best Debut’s.
When a great movie is released, it’s not just suddenly available to see at theaters. There is a build up stage; that is what we do in Anticipation stage. And Now, we debut, release the show.

3) Being Listed/ “on the market”
This is the show.
This is marketing, communication, negotiation.
“Negotiation, you’ll learn
is communication with results.”- Chris Voss (Never Split the Difference)

1- The Anticipation
2- The Debut
3- The Show

The 3 Things to Know
Preparation, the Blue Print, to sell your home for it’s  Premium Price

Next week, episode 64 on 3 THINGS TO KNOW,
We’ll talk about the 2nd of the ‘3P’s:
Presentation for Your Home
to Ensure You Get Top Dollar.


Thank you for listening!
If like what you heard, please like this episode, share and subscribe to get weekly updates on 3 things to know about the residential real state market in Atlanta.

You can always find us or any episode at
3thingstoknow.jmpartners.io

3 THINGS TO KNOW
To Sell Your Home for its Premium Price 
Episode 62

Last week, episode 61,
we talked about why sales are low but the market isn’t slow and how to win in this market. We noted that Seller stats are strong.

Year over year, looking at August alone,
homes are selling twice fast
and for 20% more.
While the # of sales are down 10%,
the ratio of homes sold  to homes available is 75%.

That ratio last year was 60%
& only 35% in 2019 BUT, as we also noted last week, there are homes that still don’t sell. OR aren’t selling for as much as their owners had planned, hoped and expected. In August, out of approximately 12,000 homes for sale, only 3,000 of them didn’t sell. Of those 3,000 homes that didn’t sell, 2,000 of them,that’s 2/3 of them, of them have been on the market for over 90 days.  This doesn’t include the listings that didn’t sell and withdrew or expired and are no longer in the multiple listing service.

How is this possible when the average days on market is 7?
The difference between the homes that sell and don’t sell isn’t just circumstantial luck or lack there of. The difference between homes selling well and not, is a big one. It comes down to what we at JMPartners call, the 3 P’s:

1- Preparation
2- Presentation
&
3- Pricing

1- Preparation
You can’t build a good home without a blueprint.The better the blueprint and experts behind it, the better the results of the home built.

The same concept applies for selling your home.

2- Presentation
If my husband brings a gift home, If it arrives in his hands in a blue box or a discount department store paper bag, it almost doesn’t matter what’s in that bag or box. My impression of what what comes out of  it has drastically changed from the outgo. To adjust that impression, is almost irreversible.

The same concept applies for selling your home.


3- Pricing
and last but not least Pricing.

You’ve probably heard from any realtor you talk to m, “pricing is everything”.  It has even become, well, cliche.

Maybe pricing is everything, but what if it isn’t, at least not in that same, 'just reduce your price', cliche way.

Sales Prices statistics show that Buyers are paying 20% more for updated or new homes than their similar but not so new nor updated counterparts. Whether you believe you’re in a position to update or not, just remember the right adjustments in a home that reap some of the greatest rewards are often, some the smallest… such as of course, declutter or stage, but also a little faux renovating“ (we’ll talk more about that next week on a future episode). Just as important…

Hire a real estate who :

1) Listens to your goals.

2)  Knows your market and your’ buyer and how to tell the story of your home that best showcases it to get the best possible price for you.

& last but not least
3) Keeps a pulse on the market so that you can be nimble and adjust as needed to ensure you maximize for the best sales price possible.

Over the upcoming weeks, we’ll be going deeper with more stories and statistics on these 3P’s
- Preparation
- Presentation
- Pricing
your home for top dollar.

Coming soon, we’re going deeper on preparation,
3 THINGS TO NOW
to Prepare Your Home to Ensure You Get Top Dollar.

Thank you for listening, if you like what you heard, please share and subscribe at 3thingstoknow.jmpartners.io

Sales are Low, but the Market isn’t Slow
(why, what it means and how to win in this market)

FIRST, SOME RELEVANT INFO: 

Last week we talked about numbers year over year and month to month this season

Every year, the market is typically better than the year before.
- Sales prices are higher
- Days on market is lower or the same
- Numbers of sales are higher

This season, approaching fall,  post spring-summer season, as usual, is slowing a little. 

But, since Covid lockdown in spring of 2020
things are changing and we’re still seeing effects,   positive and negative. 

Post “Covid Lockdown”
Year over year was stronger, much stronger
- 20% rise in median sales price 
- 50% faster to sell, fewer on days on market 
- # sales were up by 10% 

After “Covid Lockdown” 2020, the market wasn’t in any sort of Post spring summer softening mode. 
We were full speed ahead! 

This year, 2021 year over year
- 20% higher on median sales price, again
- 100%, 2 times faster to sell … & 3 times faster than 2019
- BUT number of sales are down 10%

1 - WHY: 

How do we know, when sales are low, 
that the market isn't about to slow? 

The answer we hear is Inventory. 

But how do we know this is really why?

We look at actual ratios, the ratios of home for sale, to homes sold. 
This tells a story, The story. 

August 2019 
25,210 homes for sale
8,922 of those homes closed 
35.39% of homes for sale closed. 

August 2020 
16,519 homes for sale 
9,791 of those homes closed 
59.27% of homes for sale closed. 

August 2021 
12,243 homes for sale
9,031 of those homes closed 
73.75% of homes for sale closed. 

Homes are selling fast and a much higher ratio to homes available. 
 
August 2019 - 35% of homes for sale closed
August 2020 - 59.27% of homes for sale closed 
August 2021 - 73.75% of homes for sale closed 


2 - WHAT IT MEANS... 

What does this mean?
- The market is Hot
- We need inventory 

Buyers want new and or updated. 
Statistics show that Buyers pay 20% more for homes that are updated or new.
 

3- HOW TO WIN IN THIS MARKET... 

How do we win in this market? 

Buyers: 
- understand your options 
- know your options
- have the best experts for guidance for You

Sellers: 
- update 
- stage
- give the market what it ‘demands’

This can be done at a minimal cost for an exponential return. 

Next week, episode 62, we’ll talk about
3 THINGS TO KNOW
To Sell Your Home for a Premium Price