Inside Georgia Real Estate | Clearly Georgia

Cash Offers vs. Selling With an Agent: What Sellers Leave on the Table

Host Deborah Morton sits down with Renee Stutz of The Agency Atlanta to break down the real difference between an investor cash offer and a traditional sale. They cover where cash offers actually land today, who they genuinely serve, and what sellers should weigh before choosing one.

Chapters 00:00 Cash offer or traditional sale 00:24 The mindset that no longer matches the market 02:02 When a cash offer is the right move 02:56 What investor offers are paying today 04:21 What you're hiring an agent for 05:51 A slower selling pace 09:05 Deferred maintenance and what buyers notice 11:52 New construction and builder incentives 13:44 Buyer's remorse from the bidding war years 15:35 Short sales and sellers locked in by low rates 17:24 Renee's path from accounting to real estate 19:42 Under contract in a week

What We Covered

Where cash offers land: Renee is seeing investor offers come in between 68% and 78% of market value. Deborah's longtime rule of thumb was 75%. That gap is the price of convenience, and it only works if the seller has the equity to absorb it.

When it makes sense: Homes needing significant work, estate situations, and sellers who need a fast exit and are not focused on capturing equity.

Cutting out the middleman: A cash buyer is purchasing to flip or to rent. Renee asks why not take the home to the market directly, handle the smaller repairs, and keep that margin.

What an agent brings: Renee compares it to seeing a physician instead of searching symptoms online. A homeowner who sells once a decade doesn't know what to ask. A skilled agent assesses the situation, lays out the options, and builds the strategy with the seller.

A slower pace: Deborah cites Zillow data showing roughly 145 days from first online look to closing, still climbing, against the 30-day turns of 2020.

Deferred maintenance: Renee's fastest answer for the most damaging issue is stains on the ceiling. Even with the leak repaired, the evidence tells a buyer the problem is still there. On flooring, a carpet allowance no longer works. Buyers want the work done.

New construction: Builders are buying rates down and packaging that into the offer, which lets buyers stretch into a higher price than a comparable resale. Many traditional sellers can't match that.

Thin equity: Buyers who competed from 2020 to 2022 often skipped due diligence to win. Some now want to sell and find they bought at inflated values. Renee is seeing more short sales and an uptick in foreclosures.

Locked in by a low rate: Renee's argument is to look at the entire financial picture, including higher-interest debt, rather than fixating on a single asset.

Renee's background: A biology degree, one week of physical therapy school, a master's in accounting, and a career in public and private accounting before moving to Georgia and finding real estate. She describes the work as an opportunity to serve.

The story: A seller whose home had sat for months with another brokerage. Renee rebuilt the marketing strategy, repositioned how the home presented, and revisited pricing. Under contract within a week.

Notable Quotes "That's a lot of equity you're leaving on the table in exchange for convenience." "You don't know what you don't know." "Buyers today don't want to do the work." "You allow me to do my job, and for that I'm grateful." Renee Stutz

Guest: Renee Stutz, The Agency Atlanta Follow, like and subscribe to Inside Georgia Real Estate. Hosted by Deborah Morton.

Host Deborah Morton continues her conversation with Woodstock Mayor Michael Caldwell, who calls himself the city's "chief storyteller." They talk about how Woodstock approaches placemaking, how the city is managing growth, and what's coming next. The episode was recorded at The Nest, a downtown community creating a new path to homeownership.

Chapters 00:00 Welcome back: beer, art, dogs and golf carts 00:34 Placemaking and the Woodstock brand 03:15 Growth after 2020 04:30 The free parking program 07:13 Golf carts in Woodstock 08:07 City Center 08:51 The Nest: rental to homeownership 12:45 Parks, trails and Little River Park 15:20 What the future holds 18:34 Canton, Ball Ground, Holly Springs and a rising tide

What We Covered

Building a city, not a highway: Woodstock has made the largest infrastructure investment in its history over the past five years. A comprehensive transportation plan guides the work so traffic flow improves without harming downtown.

Parking with a purpose: A 633-space downtown deck is free to use. Street parking in front of shops is free for the first hour, and the most anyone pays is $4. A free space is never more than 350 steps away. Visitation is up by double digits since the program began.

Golf carts: Woodstock has the second most registered golf carts in Georgia, behind Peachtree City. Every street at 25 mph and under is golf cart accessible.

City Center: The project includes the parking deck, a multi-story office building with restaurant and retail on the ground level, and a 120-room boutique hotel.

The Nest: This former 40-unit apartment community has been converted to fee simple homeownership. Residents had the first opportunity to buy, and homes are now open to the public. A three-bedroom, two-and-a-half-bath home is priced at $335,000, a three-minute walk from downtown.

Little River Park: This 110-acre park will double Woodstock's parks and green space. It will also connect the east side of the city to downtown by trail. A voter-approved parks bond allowed a decade-long plan to be delivered in 18 months, and a ribbon cutting is expected around January or February. Woodstock is also home to the Rope Mill and Blankets Creek mountain bike trails.

A balanced county: Woodstock is about 4% of Cherokee County's land and 16% of its population, but it produces roughly 40% of the county's GDP. That helps keep taxes among the lowest in the state while preserving the county's rural character.

Notable Quotes "We are not building a highway, we're building a city." "I would rather have problems that come with being a place people want to be than being a place people are trying to get out." "It's a great place to live, work and play. Just pick two." "If you're going to live in Metro Atlanta, it does not get better than Woodstock." Mayor Michael Caldwell

Mentioned: Reformation Brewery, Canyons Burger Company, The Nest, City Center, Little River Park, Rope Mill, Blankets Creek, Arnold Mill, Canton, Ball Ground, Holly Springs

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Episode Summary Woodstock Mayor Michael Caldwell calls homeownership the most important issue facing the country, and he believes it will be solved city by city, not in Washington. Host Deborah Morton talks with the mayor, who also serves as Vice Chairman of the Atlanta Regional Commission, about how homeownership built the American middle class, why today's young adults are being locked out, and how Woodstock has grown its economy while cutting property taxes and protecting seniors.

In This Episode

Homeownership as a National Security Issue Caldwell traces the middle class back to the largest public-private partnership in American history: the GI Bill, subsidized mortgage rates, state tax law that rewarded ownership and local zoning that favored owned inventory. Today's young adults earn more than their parents did yet are poorer, and National Association of Realtors data shows the typical first-time buyer reached age 40 in 2025, a record. Caldwell says that reflects necessity, not preference.

Metro Atlanta's Housing Math The region expects roughly 2 million new residents by 2050. The core five counties face a deficit of about 350,000 housing units, and the roughly 15,000 units added last year were all apartments, which does nothing to expand fee simple homeownership.

Meet the Mayor Caldwell has called Cherokee County home since first grade and earned his finance degree from Kennesaw State University. He was part of the founding team of a safety equipment company acquired by 3M, co-owns a software company, served eight years in the Georgia House of Representatives and is now in his fifth year as mayor.

Woodstock's Growth Story Woodstock has grown about tenfold within the same footprint to roughly 43,000 residents. Business revenues nearly doubled in five years to $5.1 billion, and the city made the largest investment in its history in infrastructure, police, fire and parks while cutting property taxes by 15%. Downtown has more than 40 bars and restaurants within walking distance, and the Greenprints trail network is connecting to the Silver Comet Trail and to cities across the region.

Planning, Partnership and Protecting Seniors Caldwell credits the ARC's Livable Centers Initiative and a city that sticks to its plan. A growth boundary agreement with Cherokee County Commission Chairman Harry Johnston keeps growth in the cities so the county can stay rural. Woodstock also offers a 100% exemption from city property taxes for homeowners 62 and older who have been homesteaded in the city for five years.

Episode Summary

Deborah sits down with radio host and community advocate Shelly Winter for a wide-ranging conversation about how Atlanta has changed since he moved here from Harlem in the late '90s. They dig into who actually gets blamed for gentrification, why he regrets never buying, what the 2008 crash really taught us, and why local block parties and festivals may matter more to your home's value than square footage ever will.

Topics Covered

Arriving in Atlanta (post-Olympics, around 1998)

• Shelly landed at WCLK before Y2K and watched the city transform from the inside
• He saw the same pattern Harlem had gone through a decade earlier — and still didn't buy

Who gets blamed for gentrification

• The complaint tends to land on the young couple fixing up a house in the West End, not on the policy decisions behind them
• Public housing near Centennial Park coming down, replaced by $2,000/month one-bedrooms owned by out-of-market developers
• A remembered exchange with then-councilman Kwanza Hall, who suggested that Black families who could have bought in the West End chose Johns Creek instead
• Shelly's pushback: Johns Creek meant better schools, a safer neighborhood, and police who show up. In a gentrifying neighborhood, the police response time changes only after the demographics do.

The development/community teeter-totter

• Mercedes-Benz Stadium, FIFA, the Braves move to Cobb, and the Aquarium — all wins that don't happen without growth
• Downtown Atlanta as a cautionary tale: all business, almost no homes
• Growth is going to knock some people out; government's job is to make sure it knocks out as few as possible

Pathways to ownership

• Rent-to-own and condo-conversion programs for long-term renters with perfect payment histories
• Killer Mike's work in this space
• On-time rent, electric, and gas payments should build credit
• Education matters as much as the programs themselves

Lessons from the crash

• No-doc loans and a banker whose pitch was "you're qualified — what do you want?"
• The moment Shelly knew it was a house of cards: a friend home from incarceration calling him as a newly minted mortgage broker
• His read on the real failure — not that money was lent, but that people took far more than they could carry. A friend in Roswell who borrowed only what she could afford on her own income came out fine.
• Where he lands now: guardrails are good, but they could ease up for younger first-time buyers

The generational gap

• The meme that says it all: Dad's $36,000 house needed $1,000 down. The son needs $74,000 and saves $500 a month — 14 years.
• The "just rent and invest the difference" trend online, and the fact that the difference often doesn't get invested
• Boomers sitting on equity who won't move, tightening supply from the other end
• Everyone expected some loosening in 2026. It hasn't come.

Georgia's New Transfer-on-Death Deed Could Save Your Family Thousands

Selling a home is only half the story when a loved one passes away. On this episode of Inside Georgia Real Estate, host Deborah Morton sits down with elder law attorney Josh Nelson of Nelson Elder Care to break down Georgia's new transfer on death deed, probate, and the hard family conversations most people put off. If you own property in Georgia, this one affects how your home passes to the people you love.

Key Takeaways for Georgia Real Estate

• Georgia's improved transfer on death deed took effect July 1, 2026, and lets you pass your home outside of probate without a costly trust.
• Probate runs about 3 percent of value. A $400,000 home can cost roughly $12,000, versus under $1,000 for a transfer on death deed.
• Putting your adult child's name on your deed now can create a big tax bill later because they lose the step-up in basis.
• If several heirs inherit one property, any single one of them can file a partition action and force a sale.
• A surviving spouse keeps only the higher of two Social Security checks, often cutting household income by more than $1,000 a month.
• Creditors get paid before heirs, and unpaid medical or credit card debt can force the sale of a home.

What Homeowners Need to Know

Georgia's first version of the transfer on death deed had real flaws. Property often landed back in probate anyway, and title insurance companies would not touch it, which made those homes nearly unsellable. The updated law fixes that. You stay in full control while you are alive, and the home transfers directly to a named adult beneficiary when you pass.

The deed is prepared like any other deed and usually costs less than $1,000 through an attorney. Beneficiaries must be 18 or older. It works cleanly when one adult child inherits one home. It gets more complicated with three or four heirs who may each want something different.

What Sellers Need to Know

Deborah pointed out a practical roadblock she runs into constantly. If three siblings are on the deed, all three must agree to the price and terms before she can even sign a listing agreement. One holdout stalls the whole sale.

Probate also takes at least six months in Georgia because creditors must be given about 120 days to make a claim after a notice is published. During that window, somebody still has to pay the power bill and keep the air conditioning running so the house does not suffer damage over a Georgia summer.

Impact on Aging Parents and Their Adult Kids

Many families discover too late that mom or dad never mapped out the numbers. Pension survivor options, expired term life policies, and property tax exemption rules that changed last year can all shift a widow's monthly budget dramatically. Josh also urged adult children to stay involved if a parent starts talking about pulling equity out through a reverse mortgage. Some products are ethical and useful, but fear about cash flow can drive rushed decisions.

What To Do Next

Ask your attorney if a transfer on death deed, a trust, or both fit your family situation, and ask specifically about step-up in basis and the primary residence tax exclusion. If you have multiple heirs, get the plan in writing while everyone is healthy, because a document costs far less than a court fight. And if you are helping a parent, start the money conversation now rather than during a health crisis.

Hear the full conversation and every past episode of Inside Georgia Real Estate with Deborah Morton, Saturdays from 1 pm to 2 pm.

Listen to all episodes: https://www.youtube.com/@insidegeorgiarealestate

Deborah Morton sat down with Shelley Winter, host of the Shelley Winter Show, for a rare role reversal on Inside Georgia Real Estate, turning the microphone on the man who once co-hosted her podcast himself.

Key Takeaways

• Shelley grew up in Harlem's first African American co-op building and calls it the foundation of his belief in community.
• He funded his first baseball glove by selling greeting cards door to door in his own apartment building.
• A detour into TV sales with Fox brought him to Atlanta, where he stayed because he found the work more creative in radio.
• He accidentally launched his broadcasting career after pitching public radio station WCLK on how to sell airtime, then landed a sports talk slot that became his true calling.
• Both of his parents passed away exactly one year apart on the same calendar date, despite being separated for most of his life.
• He credits Atlanta's diversity and slower pace, plus lower cost of living compared with New York, for why he never left.

From Sales to the Airwaves

Shelley traces his path from Syracuse advertising student to Ebony and Emerge magazine ad sales, then to a Fox television sales training program that eventually relocated him to Atlanta. He found TV sales uncreative, but fell for the city and pivoted into radio advertising at WCLK, a public station tied to a local college.

That pivot led to an unplanned on air debut. When the Atlanta Hawks needed a weekly community affairs show to use up leftover budget, Shelley and broadcaster Rose Scott filled the slot, which grew into a full sports talk show and eventually his own program.

Why He Stayed in Atlanta

Shelley describes his first Atlanta apartment near Chastain Park as a culture shock in the best way, saying the sound of birds in the morning replaced the honking horns of his New York upbringing. He points to Atlanta's lower rents, growing entertainment districts in cities like Woodstock, Kennesaw and Mableton, and a steady wave of transplants from the Northeast drawn by the value.

A Personal Note From Shelley

Reflecting on his late parents, Shelley shared a wry take on their unusual timing: "My mom is furious up in heaven that he showed up a year later on the same day. She is cursing every single day."

What Listeners Can Expect

Shelley remains a fixture on the Georgia speaking circuit, from Rotary Club lunches in Conyers to community festivals, driven by what he calls a genuine love of meeting new people. He hinted he might consider a run for local office in 2028 if his radio career ever changes course, though he says it would be more about testing his ideas than seeking influence.

Catch more conversations like this one on Inside Georgia Real Estate with Deborah Morton, airing as a podcast every Saturday, and watch full episodes anytime at youtube.com/@insidegeorgiarealestate.

On this episode of Inside Georgia Real Estate, host Deborah Morton sits down with Keri Smith of Choice Home Warranty to tackle a common question from buyers and sellers across Georgia. With rising costs and more uncertainty in the market, understanding how home warranties work can help homeowners make smarter financial decisions.

Key Takeaways for Georgia Real Estate

• Most homeowners face a system or appliance failure within the first year.
• About 10 percent of new homeowners file a claim within 30 days of closing.
• Usage spikes to 55 percent within the first six months.
• Home warranties often provide the most value for HVAC systems and appliances.
• Higher-tier plans typically offer better coverage and fewer out-of-pocket costs.
• Offering a warranty can make a listing more attractive and reduce post-closing disputes.

What This Means for Homebuyers

Homebuyers often assume newer homes come with fewer risks, but increased wear during recent years has changed that. Systems and appliances have been used more heavily, and many are not built to last as long as older models.

A home warranty can help offset unexpected repair costs early in ownership. As Keri Smith notes, “Our purpose is to help people save money,” especially during that first year when expenses can add up quickly.

What Sellers Need to Know

With more inventory on the market, sellers are facing stronger competition. Adding a home warranty to a listing can give buyers added confidence, especially when comparing resale homes to new construction.

It can also help limit disputes after closing. Even in a buyer-beware state like Georgia, offering a warranty shows good faith and can reduce the chance of issues escalating later.

Impact on Homeowners

For current homeowners, a warranty can still be purchased after closing. Many people wait until something breaks, but having coverage in place can make repairs more predictable and manageable.

Keri shared a personal example: “We’ve already had three claims. It saved us over $4,000.” While not everything is covered, the potential savings can be significant when used correctly.

Practical Takeaway

Home warranties are not a one-size solution, but they can be a strong financial tool when expectations are clear and the right plan is selected. Buyers should review coverage details carefully, and sellers should consider using warranties as a strategic advantage.

Before deciding, ask your agent or warranty representative what is covered, what is not, and how claims are handled. A little clarity upfront can prevent frustration later.

Listen to all episodes at Inside Georgia Real Estate on YouTube

Host Deborah Morton of Inside Georgia Real Estate and managing partner of The Agency Atlanta sits down with returning guest Martine Nedou of Acclara Lending, powered by Barrett Financial, to break down what buyers are really facing in today's mortgage market. From rate locks to seller concessions to hidden closing costs, this episode pulls back the curtain on the financing side of buying a home.

What You'll Learn

• Why mortgage rates bouncing between six and seven percent is creating shock for pre-qualified buyers, and how it's fueling a rise in contract terminations (roughly one in three in 2026)
• The real difference between what you think you can afford and what the numbers actually show once taxes, insurance, and HOA fees enter the picture
• How rate locks work, when to lock (usually within 30 days of closing), and why locking protects you from rising rates
• The broker advantage: how working with a broker means you can switch wholesale lenders to capture a lower rate if the market shifts
• Why shopping endlessly during your contingency period can waste time and delay your closing
• How seller concessions and rate buydowns work, and how to calculate whether a buydown is actually worth the cost
• Myth busting: you do not need 20 percent down, but putting more down eliminates private mortgage insurance (PMI)
• Creative financing solutions, including gift funds, seasoning requirements, and using home equity to help family members buy
• A full breakdown of closing costs: origination fees, appraisal fees, attorney costs, title insurance (lender vs. optional owner's), taxes, and insurance
• Why the day of the month you close affects your cash to close
• How your lender and agent working as a team creates the most affordable package for you

Key Takeaways

• Rate is not everything. Fees, buydown value, and refinance plans all matter when comparing lenders.
• Communication between your lender, agent, and attorney can save a deal when surprises surface during underwriting.
• Talk to a lender up front so you know your true budget, monthly payment, and cash needs before you shop.

Notable Quotes

• "Money sitting is money losing." Martine Nedou
• "If you're just shopping on rate alone, you're missing out on the nuance of what happens behind the scenes." Deborah Morton

Connect

• Reach Martine Nedou: [email protected]
• Message Deborah through InsideGeorgiaRealEstate.com
• Follow the show on Spotify, Apple, and YouTube

Deborah Morton and Martine Nedou are not tax or legal professionals. Always consult a qualified tax advisor or attorney for guidance on your specific situation.

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Is Inflation Killing Your Home's Visibility? What Georgia Sellers Need to Know

In a slower market, the agent you hire and the marketing budget they bring could be the difference between a sale and a stale listing. Deborah Morton of The Agency Atlanta explains how rising costs and Big Tech are reshaping how homes get found online.

Key Takeaways for Georgia Real Estate

• Marketing costs for agents have risen 12% this year, squeezing what they can spend on your home.
• Zillow, Homes.com, and Realtor.com use AI to decide which homes to show buyers. It is not a neutral list.
• Agents who skip paid portal boosts risk their clients' homes being buried in search results.
• Compass acquired Anywhere; Real merged with RE/MAX. Brokerage consolidation is reshaping who controls your data.
• In today's balanced market, buyers have options. If your home does not stand out, they move on.
• Sellers control price and condition. Agents control marketing. Both sides must deliver.

The Pay-to-Play Reality

When you scroll Zillow or Homes.com, you are not seeing every home on the market. AI algorithms prioritize paid placements. Agents who skip those fees may leave their clients invisible to active buyers. It is not fair, but it is business.

The Brokerage Merger Wave

Large brokerages are consolidating to cut overhead and gain control of consumer data. The long-term impact is still unfolding, but the short-term effect is a faster-changing, more complex market for buyers and sellers alike.

Your Move

Ask any agent you interview to walk you through their full marketing strategy, including paid portal placements and digital advertising. Expect a three-to-five month commitment in today's market. Make sure your agent is ready to invest in your visibility.

"What we're doing today does not match what we did a year ago, or even six months ago." - Deborah Morton

Listen to Inside Georgia Real Estate with Deborah Morton, Saturdays 1-2 PM on WSB Radio. Download the free agent interview guide at InsideGeorgiaRealEstate.com.

All episodes: https://www.youtube.com/@insidegeorgiarealestate

On the latest episode of Inside Georgia Real Estate, host Deborah Morton of The Agency breaks down why experts have revised their 2026 predictions for the Atlanta market. With inflation climbing, jobs softening, and mortgage rates holding firm, the year is shaping up differently than many hoped. Here is what it means if you are thinking about buying, selling, or investing.

Key Takeaways for Georgia Real Estate

• Mortgage rates are expected to stay in the sixes, likely between 6.3% and 6.4%, for the rest of 2026.
• The Fed does not set mortgage rates; rates track the 10-year Treasury and move on expectations.
• Inventory is rising, buyers have more options, but transaction volume is down.
• Builders are now offering price cuts and bigger concessions to move homes.
• Condition, not just price, is what gets buyers to commit in today's market.
• Atlanta saw the most homes pulled off the market in April as costs squeezed buyers.

Why Rates Are Not Dropping

A new Fed chair fueled hopes of lower rates, but stability is the priority while inflation nears 4% and job numbers decline. Morton reminds listeners that the pandemic era of 3% rates was an anomaly tied to emergency conditions.

The 50-year average sits around 6%, so today's range is technically normal. The market is still adjusting to that reality after years of unusually cheap money.

What Sellers Need to Know

Pricing based on a neighbor's sale only works if your home matches their condition. A comparable home with an updated kitchen, fresh paint, and new flooring earns the higher price, while a dated home does not.

Morton points to common updates buyers notice: paint, backsplashes, flooring, windows, cabinets, bathrooms, and light fixtures. Gold doorknobs and dated finishes are red flags for today's buyers.

"Full price is move in ready, I do no work."

What This Means for Homebuyers

Buyers are comparing resale homes to new construction, which may cost a little more but requires no work. For busy buyers stuck in traffic, that convenience often wins.

A guest on the episode added a generational note: vendors like painters, plumbers, and cabinet installers are expensive and hard to trust, so many buyers simply avoid homes that need work.

The Pricing Puzzle

Forecasts call for the median home price to rise about 2.6%, which Morton finds puzzling given falling transactions and frequent price cuts. Her best explanation is the luxury market, which is less affected by rates and inflation, pulling the median upward while mid-level homes see reductions.

For deal hunters, she suggests looking at homes that have sat over 100 days, where the biggest price drops are happening.

Practical Wrap-Up

If you are weighing a sale, evaluate condition alongside price, and ask your agent which updates actually move the needle. Buyers should compare resale homes to new construction before committing. Morton offers a free Home Report Card and seller and buyer guides on request, with no obligation.

Catch more from Deborah Morton on Inside Georgia Real Estate, and listen to all episodes at https://rss.com/podcasts/clearlygeorgia.