The Tale of Two Markets: Alpharetta’s diverging real estate landscape
Brought to you by - Tracy Morton, Realtor, HOME Real Estate, LLC
The Atlanta metro real estate market is often discussed as a whole, but the reality is that it operates as a collection of micro-markets, each with its own dynamics. Nowhere is this more evident than in the stark contrast between areas like Alpharetta, which continues to be an extreme seller’s market, and other parts of metro Atlanta that lean toward a buyer’s market. Understanding these differences is crucial for both buyers and sellers navigating today’s real estate landscape.
Alpharetta: A strong seller’s market
If you currently live in Alpharetta, you understand why our housing market has and is outperforming other metro areas. Excellent local schools, investment in parks and pedestrian friendly infrastructure, a vibrant downtown, shopping, investment in cultural outlets and a vibrant business community, make Alpharetta one of the best places in live in Georgia and the southeast. And guess what folks? The secret is out! As of January 2025, Redfin reported that the medium price of a home in Alpharetta was $770,000, reflecting a 15.1% year over year increase. Compare this to our Marietta friends to west who had a negative 13.1% year over year growth, our friends to the east in Lawrenceville who had 12.8% increase year over year and in Sandy Springs to the south that a .93% decrease year over year.
Here’s what defines Alpharetta’s market:
• Low inventory, high demand: Homes in Alpharetta often receive multiple offers within days of hitting the market, with some selling above asking price.
• Strong job market: The city’s proximity to major corporate offices and tech hubs fuels continued demand.
• Rising home prices: Median home prices in Alpharetta have consistently trended upward, pricing some buyers out but rewarding homeowners with significant equity growth.
• New construction still selling fast: Even with high interest rates, new developments in Alpharetta are experiencing strong demand, often with waitlists for new builds.
For sellers, this environment means minimal days on market and strong negotiating power. Buyers, however, often find themselves competing aggressively, waiving contingencies, and sometimes offering cash to secure a home.
Outside North Fulton: A shift toward a buyer’s market
While North Fulton remains a hotbed for sellers, other areas of metro Atlanta are seeing a shift toward more favorable conditions for buyers. Locations farther south or into the outer suburbs, such as parts of South Fulton, Clayton County, and even areas of Gwinnett and Cobb counties, are experiencing a different trend:
• Higher inventory levels: More homes are staying
on the market longer, giving buyers more choices and negotiation power.
• Price adjustments: Unlike Alpharetta, sellers in these areas are more likely to reduce prices or offer incentives to attract buyers.
• Increased buyer leverage: Sellers are more open to covering closing costs, offering rate buy-downs, and negotiating on inspections and repairs.
• Less competitive bidding: Unlike the frenzy in North Fulton, homes in these areas may see fewer multiple-offer situations, allowing buyers to take their time in decision-making.
For buyers looking for affordability and negotiating power, these areas present great opportunities to purchase without the extreme pressure seen in hotter markets.
What this means for buyers and sellers
Understanding these contrasting markets can help both buyers and sellers make more informed decisions:
• Sellers in Alpharetta and North Fulton can expect continued demand but should remain mindful of shifting economic factors like interest rates and
affordability constraints for buyers.
• Sellers in softer markets should price competitively and consider offering incentives to attract buyers.
• Buyers looking for high-demand areas should be prepared to move quickly and possibly offer over asking price.
• Buyers seeking better deals may find excellent opportunities in areas outside of the competitive North Fulton market, where they have more room to negotiate.
Final thoughts
The Atlanta real estate market is a tale of two realities—one where homes sell in days with multiple offers and another where buyers have more choices and negotiating power. For expert guidance on navigating these markets, working with a knowledgeable real estate professional who understands these trends can make all the difference.
Questions about what your home is worth? Call, email or text me anytime at Tracy@homegeorgia. com or 404-784-6970.
MORTON
David Patterson Homes offers exceptional living on Lake Lanier and affordable new townhomes in Dawsonville
Brought to you by - Berkshire Hathaway HomeServices Georgia Properties New Homes Division
David Patterson Homes, a name synonymous with quality craftsmanship and distinctive design, is proud to introduce two exceptional communities in Forsyth and Dawson Counties. With over 15 years of expertise in home design and construction across Atlanta and the Lake Lanier region, David Patterson Homes continues to create thoughtfully designed homes that blend timeless elegance with modern convenience.
Lakeside
luxury at Long Hollow Landing
For those dreaming of lakefront living, Long Hollow Landing on Lake Lanier is a must-see. This exclusive community in Gainesville/Forsyth County offers stunning lakeside homesites, including three move-inready homes—two of which are situated
directly on the lake and include a private boat slip at the community dock.
Located in a prime mid-lake setting, Long Hollow Landing provides effortless access by boat to local favorites like Pelican Pete’s. The community also features a shared dock and gathering area, creating the perfect backdrop for lakeside living. Homes start at $699,000, with direct lakefront homes priced from $1.4 million. Each home is designed with impeccable craftsmanship, elegant interiors, and breathtaking views, ensuring a truly luxurious lakeside lifestyle.
In addition to its scenic beauty and water access, Long Hollow Landing boasts top-tier schools, including Chestatee Elementary, Little Mill Middle, and the highly acclaimed East Forsyth High School.
Charming, affordable townhomes at Downtown Fausett in Dawsonville
For those seeking a stylish yet
affordable new home, Downtown Fausett in Dawsonville presents an exciting new opportunity. This exclusive community features 24 beautifully designed maintenance free townhomes showcasing European transitional farmhouse exteriors. Each residence offers three bedrooms and 2.5 baths, priced from the high $300s—a fantastic value for new construction in this prime location.
Nestled in the heart of downtown Dawsonville, Downtown Fausett provides unparalleled convenience. Just minutes from GA 400, shopping, dining, Lake Lanier, and the North Georgia mountains, this community offers the perfect balance between small-town charm and easy access to everything Atlanta has to offer.
Unmatched
quality & award-winning design
David Patterson Homes is known for its exceptional attention to detail,
innovative designs, and commitment to customer satisfaction. Their homes feature timeless architecture, highend finishes, and thoughtfully curated interiors, ensuring a luxurious yet functional living experience. The company’s dedication to quality has earned them multiple Greater Atlanta Professionalism Awards for excellence in homebuilding and marketing. Now is the perfect time to explore these extraordinary communities. Whether you’re looking for a stylish new townhome in Dawsonville or a luxury lakefront retreat, David Patterson Homes has the perfect home for you.
For more information, contact 404.821.9807 or visit www. DavidPattersonHomes.com. Make sure to ask about our current incentives. Sales and marketing by Berkshire Hathaway HomeServices Georgia Properties New Homes Division. Equal Housing Opportunity.
Planning your legacy when you can't read or write
Brought to you by -
Estates Law Center USA
Even if a person cannot read or write, they can still create a legally valid estate plan with the help of an attorney or trusted individual. By verbally expressing their wishes, they can collaborate with a legal professional to draft essential documents such as wills, trusts, and powers of attorney, which can then be notarized or signed in front of witnesses to ensure they are legally binding. This process often involves having a trusted person act as a witness or help document the person's wishes accurately. While the specific requirements may vary depending on the jurisdiction, there are legal tools and provisions available to accommodate individuals with limited literacy, such as oral wills in certain circumstances. The key is ensuring the person’s intentions are clearly understood and properly recorded, while complying with local laws. These le-
gal tools provide a means for individuals to make critical decisions about their healthcare, finances, and the distribution of their assets, even if they face challenges with reading or writing. Additionally, creating a plan with an experienced estate planning attorney ensures that the person's wishes are respected, helps avoid future disputes, and safeguards the individual’s interests. It is crucial to begin the estate planning process early and make sure the person has trusted people—whether family, friends, or legal professionals—who can advocate for their desires and assist with the execution of the plan.
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New Home on 2+ Acres in Cumming
Opportunity $ 879,000 Move-In Ready Home 6350 Bannister Rd. Cumming, GA 30028 | 404-821-9807 DavidPattersonHomes.com
373 Highway 9 N., Dawsonville, GA 30534 | 678-578-6763 DavidPattersonHomes.com
Lori Lane, President | New Homes Division, Luxury Collection and Global Contact us at 404.801.7180 | visit BHHSGANewHomes.com | follow Lori@the_lorilane Buckhead Office, 3744 Roswell Road, Atlanta, GA 30342 | Roswell Office, 100 Mansell Ct. East, Suite 600 Roswell, GA 30076
Luxury Active Adult Living in Canton
Homesite 5 -The Scarlett
Spring forward: Is your home still the right fit?
Brought to you by – The Dolan Group
The sun is shining longer, the air feels warmer, the first signs of spring are everywhere: flowers are blooming, birds are singing, and the days feel full of new possibilities. Just as nature awakens from winter, many homeowners find themselves reevaluating their living spaces. A change of season often brings a shift in priorities, whether it’s wanting less maintenance, lower expenses, or simply a home that better fits your current lifestyle. As life evolves, so do your needs at home, making spring the perfect time to ask the question is our space fitting our needs.
If that sounds familiar, you’re not alone. Many homeowners are having the same experience. The demand for homes throughout North Fulton is rising, and if you’ve been thinking about simplifying your life – or elevating your living experience, this may be the perfect time to make your move. Existing home sales in the Milton area are always in high demand, with inventory remaining scarce and highly desirable. Buyers are actively searching for wellmaintained homes, making it a great time for sellers who are ready to right-size their space.
Here are five common signs that it might be time to move into a space that better suits your needs, do any of these sound familiar?
1.Your home expenses feel unnecessarily high. You’re paying for space you no longer need, whether it’s in mortgage payments, taxes, or
maintenance costs. Imagine what you could do with that extra money—travel, invest, or simply enjoy the savings.
2. You’re tired of cleaning space you don’t use.
Do you ever find yourself wondering why you’re vacuuming a guest room that hasn’t been used in months (or paying someone else to do so)? A smaller, well-designed space can free up your time for what truly matters.
3. You’d rather spend time living in rather than
maintaining a home.
If mowing the lawn, fixing leaks, replacing systems and constant upkeep are taking up more of your free time (and money) than you’d like, downsizing could clear your calendar.
4. Your spare rooms have turned into storage spaces.
Those extra bedrooms once had a purpose—kids, guests, hobbies. But now? If they’re just housing boxes of “stuff,” it may be time to rethink your space.
5. Your utility bills keep going up.
Heating and cooling an oversized home is costly, and those expenses aren’t getting any cheaper. Moving to a more efficient space could mean big savings on energy costs.
You’re in control—and the Dolan Group is here to guide you
Making a move is a big decision, but you don’t have to do it alone. As real estate professionals, we’re here to guide you, not pressure you . Our job is to help you explore your options, weigh the financial benefits, and navigate the process so you can make the best decision for you.
If you’re debating whether to downsize, a professional home analysis can help you see the bigger picture. It’s not just about selling a house— it’s about finding a home that fits your life now. Spring is all about fresh starts—if you’re considering a change, now is the perfect time to explore your options.
MELANIE SNARE
MONICA
BEANNE
Five traits of indooroutdoor retreats
Bill Rawlings and Sherri Conrad
Scan to view this month’s collection of
Brought to you by – Bill Rawlings and Sherri Conrad, Atlanta Fine Homes Sotheby’s International Realty
Indooroutdoor integration has emerged as a defining trend in high-end real estate. From expansive glass walls to resort-inspired outdoor living spaces, here are five defining traits that transform a home into a true indoor-outdoor retreat.
1. Expansive glass doors paired with open layouts.
Nothing invites the outdoors in quite like an architectural design that allows natural light to pour in while offering unobstructed views. Popular examples include retractable glass walls and pivoting or accordion-style glass doors that transform a dining room into an al fresco space. Openconcept layouts further enhance the connection, allowing living areas to extend onto covered patios, pool decks or garden terraces.
2. Complementing materials.
Visual harmony packs a serious punch, and homes that maintain consistency between indoor and outdoor materials achieve elevated status. A good example is a floor— whether hardwood, natural stone or concrete—that extends across both spaces and creates a seamless transition. This approach is also echoed in architectural details like matching ceiling beams, coordinated cabinets and complementing stone finishes.
3. Covered outdoor spaces.
Luxury indoor-outdoor retreats prioritize comfort and usability with covered outdoor spaces that allow for year-round enjoyment. Expansive verandas, pergolas and retractable awnings provide shade and protection from the elements, while high-tech options such as motorized retractable screens and climate-controlled patios add convenience and allow all-season use.
4. Integrated outdoor amenities. Time to integrate the resort-style amenities. Think gourmet outdoor kitchens with built-in grills, pizza ovens and wine fridges for al fresco dining, or swim-up bars and sunken fire pits that elevate poolside lounging. Or prioritize a lifestyle of balance with open-air wellness spaces—such as yoga pavilions, infrared saunas and cold plunge pools.
5. Lush, private landscaping.
Perhaps the most important feature of an indoor-outdoor retreat is its ability to create a sense of seclusion and tranquility through thoughtfully designed landscaping. Layered greenery, natural stone pathways and strategically placed trees are just a few ways to enhance privacy while maintaining breathtaking views.
More than just a design trend, indooroutdoor retreats are a hallmark of luxury real estate, and properties that blend sophistication with nature command premium appeal. For discerning buyers, these retreats offer more than just a place to live—they provide a private sanctuary, redefining what it means to experience true luxury at home. Reach out to Atlanta Fine Homes Sotheby’s International Realty at 770.442.7300 for all your real estate needs. We would be happy to assist you!
Compiled and edited by Angela Valente, Marketing Copywriter/Copyeditor
PEXELS
Why a turnkey, one-stop shop is essential for your bath or kitchen remodel
Brought to you by − Bath and Kitchen Galleria
When it comes to remodeling your kitchen or bathroom, the process can quickly become overwhelming. From creating ideas and solutions, and selecting materials to finding contractors for plumbing, electrical work, and installation, managing multiple vendors and services can be stressful.
Remodeling projects start with a vision but bringing that vision to life requires expertise. An in-house design team needs to work closely with you to create a customized plan that reflects your personal style, and preferences, and stays within your budget—offering services like 3D renderings, so you can visualize your space before any work begins. With expert guidance every step of the way, you can be confident your project is set up for success.
Coordinating multiple contractors— plumbers, electricians, tile installers, and more—can be time-consuming and frustrating. With a turnkey remodeler, you get full-service project management, to handle every aspect of the renovation. Having a team to ensure that the design, material selection, scheduling, and installation are all aligned to create a smooth, stress-free experience is key. You don’t have to worry about chasing contractors or keeping up with timelines—it will be done all for you.
One of the biggest advantages of working with a one-stop shop is the convenience of having everything you need in one place. A great showroom should be filled with an extensive selection of cabinetry in a variety of styles and finishes, plumbing fixtures from top brands, countertops including granite, quartz, marble, and more, tile for floors and backsplashes, and hardware to complete your design.
Rather than running around town searching for materials, you can explore all your options under one roof, with our team guiding you through each choice.
Choosing a turnkey, one-stop-shop remodeler like Bath & Kitchen Galleria means more than just convenience—it means a smoother, more enjoyable remodeling experience with expert guidance, seamless coordination, and a wide selection of top-quality products to choose from while staying in your budget.
Whether you're transforming your bathroom or remodeling your kitchen, Bath & Kitchen Galleria is here to handle every detail, so you can sit back and enjoy the results! For more information visit Bath & Kitchen Galleria’s showroom at 10591 Old Alabama Rd Connector in Alpharetta (no appointment needed) M-F, 9-5 and Saturday, 10-4, or call them at 678-459-2292 or visit BathandKitchenGalleria.com to schedule an appointment online.
Owner John Hogan & Designer Bobbie Kohm
Owner John Hogan & Designer Bobbie Kohm, re-imagining how bath & kitchen remodels are done.
Complete Remodeling Design and Installation Services. We even remove walls!
Guiding you through the whole design process. Ask about our 3D Renderings.
Making bath & kitchen remodeling fun, easy and affordable.
PROVIDED
|
4 bedrooms | 4.5 baths Lyssa Pietro | 770-366-7119 This elegant all-brick retreat offers refined living with meticulously curated updates. Recent upgrades include a luxurious primary bathroom, new hardwood flooring, premium Dacor and Bosch appliances, modern fixtures, and a custom tiled fireplace. Additional enhancements feature new Trane HVAC systems, fresh paint, an EV charging receptacle, and an extended stone patio. The HOA handles all landscaping, ensuring effortless maintenance. Conveniently located near Starbucks, groceries, dining, and top schools, this home blends luxury, style, and comfort in every detail!
Spring forward: Is your home still the right fit?
Brought to you by – The Dolan Group
Spring is in the air—longer days, blooming flowers, and a sense of renewal all around. As nature transitions, many homeowners are reassessing their living spaces. Does this sound familiar? Whether you’re looking to reduce maintenance, lower expenses, or simply find a home that better suits your lifestyle, spring is the perfect time to explore your options.
If you’re reassessing your home needs, you’re not alone. Many homeowners are realizing their current space no longer aligns with their lifestyle. The good news? The real estate market is strong, and demand for well-maintained homes remains high—especially in Alpharetta, where inventory is scarce. If you’ve been considering simplifying your life, now might be the perfect time to make your move.
5 Signs It’s Time to Right-Size Your Home:
1.Your Monthly Costs Are Too High. You’re paying for space you don’t use, whether in mortgage payments,
taxes, or upkeep. Downsizing could free up money for travel, investments, or peace of mind.
2. You’re Cleaning Unused Space. Why spend time vacuuming rooms that sit empty? A well-designed, smaller home can give you more freedom.
3. Home Maintenance Feels Overwhelming. If lawn care, repairs, and upkeep are draining your weekends, it may be time for a lower-maintenance option.
4. Your Extra Rooms Are Just Storage. Unused bedrooms filled with boxes? It might be time to rethink your space.
5. Utility Bills Keep Climbing. Heating and cooling a large home is costly—downsizing could mean significant savings.
Considering a Move? The Dolan Group Can Help. Moving is a big decision, but you don’t have to navigate it alone. Let’s explore your options and find a home that truly fits your life today. Spring is all about fresh starts—maybe it’s time for yours.
"Keeping
Newspaper Delivery Route Openings with Appen Media Group
We are looking for one person or couple interested in delivering weekly newspapers in South Forsyth, Alpharetta and the Johns Creek areas.
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For more information or to apply, email heidi@appenmedia.com and include a paragraph or two about who you are and any relevant background/experience. In the subject line of the email please put “Delivery Route Application.”
