So many time on Lake Lanier the best homes listed are selling with multiple offers.  This is not a suprise since most buyers are seeking deep water, big views, and the best new home construction.  When listed these homes are usually under contract within a couple days.

With over 20 years of working the Lake Lanier market you might consider the following before previewing homes this weekend.

1)    Mortgage pre-approval or proof of funds
It is best to get pre-approved for a mortgage or have proof of assets prior to looking at property. If you get into a multiple offer situation and you are not prepared there is a strong chance that you will lose. I have represented sellers who accepted offers with lower sales price because the buyer could prove that they were prepared to buy.

2)    Put your best foot forward
When there are multiple contracts buyers usually have no idea the amount of the other offers. Most listing agents will just tell you that there are other offers and please submit your “highest and best”.  In a transaction where there are no other buyers you typically put in a low offer and expect to negotiate. In a multiple offer situation you should submit your highest and best right away. This could mean full price and beyond depending on the location and current market conditions. 

3)    Be comfortable with paying more than asking price
I know it is hard for most buyers to get past this one given the current economy.  Some people are just against paying more than what the seller is asking.  The listing agent and seller might have artificially come up with a low asking price in an attempt to get multiple offers.  Not uncommon in today’s market place.  When you find a deep water lot, 2007 construction, 32×32 boat dock, with mile long views listed for $400,000.00 understand this seller is after a highest and best offer.  They have no intention of selling for $400k.  Properties like this usually sell $525,000.00 plus.  

4)    Sellers are driving the car

I know it is a buyers market and having to submit a highest best offer.  Understand that when the seller has multiple offer the seller is in control. You as the buyer no longer have the same leverage with multiple offers at the table.  What you are seeking is 1st position with the seller.  Having your offer accepted now has you in 1st position to purchase the home.  I tell my buyers “if not in first position with the seller you are in no position to purchase this house“.  Another example for seller not wanting to pay more than listing price for top notch homes, “you cant over pay if you don’t have the house”.  Paying 5k more on a 400k house makes sense when this house appraised for 650k just 3 years ago. 

Give me a call when ready to start your Lake Lanier new home search.  As of 3/14/2012 we have 270 homes for sale.  This is a huge drop from just 2 years ago when we had 731 Lanier homes for sale.  Jeff Barnwell – 770-990-0743  JSBSells@gmail.com 

Working with buyers in Forsyth, Hall, Gwinnett, Dawson County.  Also Cumming, Gainesville, Oakwood, Flowery Branch, Buford, and Dawsonville.  Call today for more information on these areas.  

Its always interesting to hear what Warren Buffett has to say about our current real estate market. Watch this CNBC video - I’d Buy up Millions of Single Family Homes if I Could. His comments about the real estate market are found around the 5:00 minute mark. Glad to see that Warren is bullish on the housing market. Here are some highlights from the article:

• Warren Buffett says along with equities, single-family homes are a very attractive investment right now.
• Appearing live on CNBC’s Squawk Box, Buffett tells Becky Quick he’d buy up “millions” of single family homes if it were practical to do so.
• If held for a long period of time and purchased at low rates, Buffett says houses are even better than stocks. He advises buyers to take out a 30-year mortgage and refinance if rates go down.

Later in the video:

• Aside from the housing sector, Buffett says the U.S. economic recovery is healthy and won’t be derailed by rising oil prices. He repeated what he’s been saying throughout the recession, that it’s always been a “terrible mistake” to be pessimistic on the U.S. over the long term.

Give us a call at 770-990-0743 if we can help you buy or sell a home in the Lake Lanier area.

Selling homes in Gainesville, Cumming, Dawsonville, Buford, Flowery Branch, and Oakwood.  Many homeowners are finding great deals in the Forsyth County, Hall, Gwinnett, and Dawson markets.  Find the latest short sale and foreclosures homes at www.JeffBarnwellHomesForSale.com  

Lake Lanier Tail Gate

Its that time of year again. Leaves are beginning to fall and for Lake Lanier residents this means its time for football season to begin. Whether you are a Bulldog, Yellow Jacket, or Falcon fan, tailgating is essential to any successful home game experience. When not enjoying your home or dock on Lake Lanier, tailgating can be a great way to kick back and relax while making new friends and enjoying some fantastic food. To kick off football season here are some basic tips and must have items for a successful tailgating experience.

Plan your menu and do prep work a day or two before the game. Keep the menu simple and pack prepared food in disposable containers. There are lot of foods that can be prepared days before the big event. Think barbecue, chili, stews, baked beans, muffuletta sandwiches, etc. Others can be prepared ahead except for maybe one or two ingredients such as jambalaya, gumbos, meatballs and spaghetti, and red beans and rice. Even hamburgers can be preformed, and then frozen in advance. Just make sure you keep all cooked items frozen or adequately cooled until final preparation at the tailgating site. The more food you can pre-prepare the less time and effort will be required at your tailgating party.

Plan to arrive 3 to 4 hours early and stay 1 to 2 hours after the game for the post game tailgating party wrap up.

Find a good spot to park. Not all parking spaces are created equal! Park next to a grassy area or at the end of the parking row–this gives you more room for serious tailgating!

Fly one of those helium filled balloons on a loooong string so friends can find you.

Decorate your tailgate site with team pennants and other team stuff.

Food should be ready at least two hours before the game starts. This is plenty of time for those going to the game to eat, clean up and extinguish fires.

Share food with neighbors. Swap recipes.

Leave area clean. Begin thinking about food and friends for the next game.

Whenever possible pack your food in zip lock bags (no clean-up).

Use one of those large plastic boxes (Rubbermaid). Stores your paper products in one compartment, spices in another and on the bottom what ever fits. If you need a plate or a cup pull out the drawer and grab one.

Make hamburgers in advance, make sure they are no thicker than 3/4 inch, and freeze between sheets of wax paper. Put on grill still frozen and cook 3 to 4 minutes each side

Large tailgates require a lot of additional help. Have a meeting with tailgating constituents to plan and distribute responsibilities; write down on paper! One person cannot do it all!

Also, a great cooler tip! Get bottled water and freeze it. Place it in your cooler. If it gets hot, you can take it out and as it melts, you will have cold water to drink. Unlike, ice, it won’t “water down” your cooler! The bottles make good ice packs.

Line your portable grill with aluminum foil for easy clean-up and disposal of spent charcoal.

Perhaps, the most important thing to do is MAKE A LIST. Load your vehicle the night before with everything except perishable items. Check off the items as you load them.

The Twelve Must Haves of Tailgating

TENT – When everybody else is in their car or truck avoiding the rain, you’ll be cooking!

JUMPER CABLES – After a great tailgate party, some would love to stay in the parking lot forever…but everyone might not share that thought. Especially valuable if you’re running electrical appliances off an inverter hooked up to your vehicle.

PLASTIC TRASH BAGS FOR CLEAN UP – A dedicated tailgater always respects their surroundings and leaves it clean.

EXTRA ICE – There is no excuse to ever run out of ice. Just bring a full extra ice chest and enjoy.

FIRST AID KIT – Just in case that football hits you in the head.

COMFORTABLE SHOES – I know it’s a no-brainer but sometimes we forget how much we visit and with the right shoes you can walk to your stomach’s content.

ANTACID – With all the foods consumed at the tailgate, we need some help. Remember defense wins championships.

CHAIRS – It seems like such a little thing but many rookies forget them.

FOLDING TABLE- Absolutely indispensable. A place to put all the plates, napkins, flatware, drinks, ice, food, and a place to sit down and eat. A whole lot better than trying to balance paper plates in your lap.

WATER – Not only to extinguish the grill but also for general clean-up. Bring at least two gallons.

PROPANE – Make sure the propane bottles are full – better yet, bring two.

TOILET PAPER – The MVP (most valuable product) of the parking lot. If your stadium doesn’t have readily accessible indoor restrooms, don’t get caught with your pants down in a Port-A-Potty with no TP.

For the latest Lake Lanier new homes for sale please visit www.Lakelanier-homesforsale.com often.  Find the latest foreclosures, short sales, homes with docks, deep water access, and million dollar homes for sale.  Serving Gainesville, Cumming, Buford, Flowery Branch, Oakwood, Dawsonville, Forsyth, Dawson, Hall, and Gwinnett Counties.  Call today to schedule a showing 770-990-0743.

Many Lake Lanier buyers imagine that with all the hi-tech property search tool offered finding a home will be easier.  In many cases finding a listing is much easier but actually having an offer accepted is rare.  For most Lake Lanier investment properties unrepresented buyers are finding multiple offers with highest and best already in place long before ever driving past the home.

Quality homes – investment properties on Lake Lanier consist of a couple key factors 

1.  Location.  Many lake buyers like the southern end of Lanier due to amenities, living benefits, schools, infrastructure, location, and water quality among other features.

2.  Function.  The function of a Lake Lanier property includes slope of the land, dock or no dock, age of house, need for upgrades, neighborhood, and resale.

3.  Price.  Most buyers consider price as the most important of these categories when in fact it runs a distant third to Location and Function.  Any house on Lanier with a dock should be worth $200,000 through $350,000 and change.  Low end has shallow water and older house.  High end might have a better house.  $350,000 through $425,000 has a better view, $500,000 and up should have a view, good water, and 1994 and newer house.  Million dollar home plus on Lanier should have point views, deep water access, 1992 and newer house with all the upgrades.

Why is price third to function and location for Lanier purchases?

Would you pay $200,000 for a wonderful home, 2002 construction, Flowery Branch address, deep water access with no dock?  If we are being honest with each other the answer is no.  Why purchase a home on Lanier without a dock at any price?  Lanier buyers consist of floaters and boaters.  The floaters like to see the water, put their feet in on special occasions, enjoy the sunsets.  Boaters like the dock, the boat, skiing, fireworks on the fourth, dinner with friends in Cocktail Cove, sleepovers on the islands, summer sun, and winter privacy.  Both can enjoy Lanier but when it comes time to sell the floater house (no dock) this property sits on the market for a year or two while the boaters house sells in three months with possible highest and best multiple offers.  Purchasing a Lake house as a first or second home is a stretch at all price ranges, understand that finding the right location and function is going to cost a few more dollars than what you had planned for.  Spend the extra money today while prices are at an all time low and reap the reward as Lanier’s market comes back strong.

Understanding that no two Lanier properties are exact comps pricing becomes a little skewed for the marginal homes.  The top 10% of homes, when coming on the market, are receiving multiple offers within 5-10 days of listing.

The new technology 

www.zillow.com, www.trulia.com, www.JeffBarnwell.net, www.Realtor.com, www.Remax.com   All wonderful websites that will show the latest new homes for sale with some exceptions.  www.JeffBarnwell.net is the only one that updates daily with the latest new homes for sale, foreclosures, short sales, and price changes.  The others are usually 2 – 3 days behind due to contracts with local MLS’s.

As you are driving around Lake Lanier with your Zillow.com home smart phone app remember to keep my number handy, 770-990-0743 to check availability.  Most of the top  properties that you drive past are more than likely already under contract from this past weekend.

The cure for driving around Lake Lanier without a plan

 www.JeffBarnwell.net and www.LakeLanier-HomesForSale.com both have “hotlist” email features that will mail the latest new listings and notify of price changes within your search criteria.  Say you are seeking a new lake house in Cumming from $3000,000 – $700,000, deep water access, lake frontage, double slip or single slip dock, gentle slope to water.  My Lake Lanier IDX is showing 32 homes listed with these characteristics.  I have customers that like driving around Lanier seeking for sale signs.  The drive is beautiful, why not spend a couple hours exploring the area.  However, Lanier is huge with hundreds of miles of shoreline.  Without question you will not be able to find every home on the market.  Most don’t have listing signs.

Check the emails sent from www.JeffBarnwell.net and www.LakeLanier-HomesForSale.com daily for latest “hotlist” properties before making the trip.

Schedule a showing for Lake Lanier new homes for sale when ready to purchase your new house.  Happy to show a couple properties either by land or lakeside. 

Lake Lanier views

In 2004 the Corp of Engineers set a limit of 10,615 permit-able docks for Lake Lanier. For many Lanier homeowners this impact study was a death nail for any property without a current boat dock permit or zoned yellow or red. Those homeowners with permits saw their appraised value increase (on average) 70k, those without, only time will tell.

Expecting a large number of applicants, the corp held a lottery in October 2009 to determine the order of reviewing applications. To date the Corps has issued 80 permits, turned down 125 applications for various reasons and have another 13 pending.

If your Lake Lanier property lacks a dock permit and is zoned green now is the time to apply. With only 185 permits remaining Lanier a valid dock permit is priceless for lakefront homeowners.

Flowery Branch Lake Lanier Homes for Sale – http://lakelanier-homesforsale.com/flowery-branch-georgia-lake-lanier-homes-sale/

Cumming Lake Lanier Homes for Sale – http://lakelanier-homesforsale.com/cumming-georgia-lake-lanier-homes-sale/

Sales Report for Cumming Georgia – Lake Lanier real estate sold in 2010

37  lakeside properties in Cumming Georgia sold last year ranging from $142,500.00 through $1,099,000.00. Forsyth County offers lower taxes, excellent school system, and an easy access to Ga 400.  Cumming residents enjoy shopping at The Avenues, Market Place, Lakewood 400 Antique Mall, North Point Mall in Alpharetta, and Mall of  Georgia in Buford.

For more information on Lake Lanier real estate please call 770-990-0743

For the latest Cumming Georgia Lake Lanier real estate for sale please click on the following link

http://lakelanier-homesforsale.com/search-lake-lanier-listings/

For the latest Cumming Georgia foreclosures and short sales

http://lakelanier-homesforsale.com/search-lake-lanier-foreclosures/

Lake Lanier home owners in Flowery Branch sold 12 homes last year ranging from $196,000.00 through $660,000.00.  This list contains homes from a wide variaty of ages with some built back in 1978 and 1978.  The Flowery Branch market for Lake Lanier homes continues to impress buyer with wonderful neighborhoods like Four Seasons, Cherokee Shores, Olde Federal Point, Paradise Point, and Summer Crest at Four Seasons.  For more information on these and other properties across Lake Lanier please call 770-990-0743

The restoration for 6429 Paradise Point in Flowery Branch Georgia is now complete. The owner started by pulling out dated flooring throughout and replaced with hardwoods on first floor and carpet in the basement. At the owners request contractors opened a wall between the dining room and kitchen allowing better access for friends and family. Another renovation included creating a double closet in the master bedroom. The secondary bathroom had an unusable closet that was opened back into the master bedroom.

Settled on 2.5 acres with a double garage, carriage house, guest quarters, cart path to the lake, and single slip dock 6429 Paradise Point is one of the best lake houses at any price.  Located just outside the Four Seasons neighborhood and Gaines Ferry this homes is ready to sell.  Call today for an easy showing, 770-990-0743

For the latest Flowery Branch Lake Lanier homes for sale please click on the following link.

http://lakelanier-homesforsale.com/search-lake-lanier-listings/

For the latest Flowery Branch Lake Lanier foreclosures.

http://lakelanier-homesforsale.com/search-lake-lanier-foreclosures/

www.lakelanier-homesforsale.com,  www.lakelanierhall.com, www.lakelaniergwinnett.com, www.lakelanierforsyth.com, www.jeffbarnwellhomesforsale.com

Lake Lanier buyers closed 8 homes on Lake Lanier in January 2011 ranging from $343,000 in Forsyth through $775,000 in Gainesville.  A couple of homes jump out as great deals for Lake Lanier buyers.

127 Woodlake Drive in the Chattahoochee Esates neighborhood in Gainesville originall listed for $1,595,000.00.  After 81 days on the market Woodlake sold for $775,000.00 with no closing cost.  I am not familiar with this transaction, not sure why the price drop but someone just bought a Lake house for half the listing price !!

4962 Habersham Walk in Gainesville listed for $649,000.00 and sold 59 days later for $590,000.00.  I showed this house a couple times to one of my buyers.  Habersham Walk was a little dated upstairs but had a nice layout in the basement with an easy walk down to one of the nicest docks on Lanier.

Click on the report for a larger view

January 2011 Lake Lanier CMA Report

Lake Lanier has 328 water front homes listed as of 2/12/2011

For the latest Lake Lanier homes for sale please visit my new home search page.

http://lakelanier-homesforsale.com/search-lake-lanier-listings/

For the latest Lake Lanier foreclosures.

http://lakelanier-homesforsale.com/search-lake-lanier-foreclosures/

Every now and then you come across a property that meets and exceeds your expectations. 6001 Shadburn Ferry is one of these properties. Originally built in the late 60’s this property has the added benefit of grandfathered structure on Corp property along with a newly constructed house (existing house built in 2005)

The concrete walkway runs from the back door all the way to the lake.  From this view the rock patio / fireplace is to the left, pavilion is straight ahead

with dock and swim platform showing center picture

A Concrete and wood frame pavilion.  Plenty of seating for friends and neighbors

Grass permit to the water line.  Picture shows swim platform and concrete patio

Notice concrete rip rap at shore line

Swim dock and guest boat launch. 

Permitted for two slip boat dock.  Notice stationary ramp and concrete rip rap / boat launch

The current owner install a rock patio and fireplace behind the house. 

Volley ball court or pad for additional parking garage in the side yard.

This property is a 10/10 for location, fit & finish, condition and lake side amenities.  Please call for easy showing instructions.  For more information please visit www.jeffbarnwell.net or call 770-990-0743
Priced to sell at $995,000.00