Overview

Deborah Morton of Clareo Group explains how icy conditions affect showings, why many 2024 listings expired or withdrew, and what agents can do now to solve affordability. She breaks down seller financing in plain English, probate steps when there is no will, the rebuild arc after disasters like wildfires, and how insurance and taxes fold into total monthly cost. Listeners call in with practical scenarios that let Deborah map out strategy for both sellers and buyers.

Key Takeaways

• Icy roads slow access, so agents reschedule fast and keep buyers engaged.
• Many Q4 2024 listings failed from financing volatility, not just price or condition.
• Local lenders can structure buydowns; one quote near 6.7 became about 5.65.
• Seller financing = owner becomes the bank; tighten terms with a real estate attorney.
• The seller’s upside is interest income if cash today is not required.
• No will means probate before marketable title can transfer; verify ownership early.
• Disasters can trigger teardown-and-rebuild cycles; hardship is real for residents.
• Affordability rests on mortgage cost, insurance, and property taxes together.

Caller Q&A

• David, Buckhead: Considering taking back a note on a paid-off luxury home. Advice: underwrite the buyer, record a first lien, and have an attorney draft both purchase and finance documents.
• C Arnes: Asked about tax treatment when buyers use seller financing. Answer: ownership records and lien recording work like any loan; the difference is who holds the note.
• Steven: Bought via investor decades ago and later refinanced. Today those deals are rare locally because most sellers prefer to cash out and avoid long ties.

Looking Ahead

• Expect a wave of refreshed listings from last year’s withdrawn and expired inventory.
• Inventory headlines omit context: 2024 unit sales were very low, so actives look “high.”
• Insurance remains tight; buyers will comparison shop and adjust deductibles.
• Probate timelines are improving in some counties; start documentation early.
• Plans should follow household needs, not week-to-week rate noise.

Practical Tips

• Sellers: price to today’s comps, pair with crisp condition, lighting, and pro media.
• Sellers: eliminate odors, fix moisture and pet sources, and remedy layout or deck hazards.
• Sellers: confirm legal ownership and liens before listing; unresolved probate stalls deals.
• Sellers: refresh paint to neutral and tidy curb appeal.
• Buyers: request rate buydown options and DTI-friendly structuring from local lenders.
• Buyers: model the full monthly with taxes and insurance, not just principal and interest.
• Condo buyers: review the building’s master policy, reserves, and recent assessments.
• Everyone: document, disclose, and keep contracts clear on duties and remedies.
• Everyone: loop in a local lender and insurance broker early for precise numbers.

Resources & Contact

Inside Georgia Real Estate with Deborah Morton • Clareo Group Website: insidegeorgiarealestate.com Email: [email protected] Call: 404-872-0750 • 1-800-WSB-TALK Instagram: @theagency.atlanta • @insidegeorgiarealestate