INSIDER
I am asked many times weekly how I feel the market is doing. Good news—the market is normal! While macro marketing talks about a rough economy, high rates and slower markets, Milton is still in great shape. Local moves and relocation home buyers continually choose north Metro Atlanta over any other area. It is funny how many of my friends say to me, ‘I am not sure how I ended up in Milton, but I love it and know this is where I am meant to be.’ Milton and Downtown Alpharetta are still the two hot spots. As values have hit high marks in Milton and Canton, investment-wise, people are turning their investment eyes more north to areas like Dawsonville, Georgia. Even as sales have stalled some over the past year amid elevated mortgage rates and home prices, two silver linings emerged—more resale inventory entered the market, and most homes are no longer selling in a few days with multiple offers. Both of these factors have begun to put some downward pressure on the pace of home price growth. We have not seen builders offering incentives to lure buyers in many years. That is now back and shows us that the market is normalizing. We have recently had a few sales based upon variable rate mortgages rising to high new numbers, as well as some based upon financial drops due to COVID-era repercussions. I believe we will see more of this in the coming year or two.
The good news is that everyone loves Milton! Despite the narrative around an election craziness slowdown, we predict the remainder of this year will be just fine. We see positive growth for years to come at a more normalized 5-6 percent rate of appreciation yearly. The commercial development in our area shows just how much faith people have in this wonderful area. They do not just put a new pro hockey team anywhere!
Market Stats | 30004
Source: FMLS, 2 July 2024
For a more comprehensive market perspective of Milton, please scan here.
MORTGAGE UPDATE
Due to continuing pressure on the Federal Reserve to battle inflation, rate cuts are being delayed and potentially postponed until next year. Many economic forecasts are being adjusted from the more optimistic outlooks delivered in Q4 of last year and Q1 of this year. Fannie Mae increased its year-end projected rate of 5.9 percent to 6.4 percent due to the uncertainty of the economy. We do project rates to come down through the remainder of the year but warn homebuyers that it will be a volatile ride. We are seeing jumbo rates outpace conforming rates, thus encouraging purchases in the higher-end market. Rates did rise two months ago, and we are still trying to get back to the low 6 percent levels we enjoyed earlier in the year.
Brant E. Gilmore Vice President, Truist Bank, NMLSR
#756279
NEW BUSINESS SPOTLIGHT
• Woof Gang Bakery and Dog Grooming, Crabapple
• Daily Pilates, Crabapple
• Flower Folk, a specialty flower and gift shop opening August 2024, Crabapple
• Lily Sushi Bar, Crabapple
• Movement Martial Arts, Crabapple
• Whiskey & Water, seafood and bourbon bar, Milton
• IKEA, Alpharetta Plan & Order Point with Pick-up, North Point area
• Pickle & Social, craft food, signature drinks, live entertainment and indoor and outdoor pickleball courts, North Point area
SOMETHING’S
BREWING IN CRABAPPLE
Hyde Brewing
3300 HERITAGE WALK, SUITE 102
MILTON, GEORGIA 30004
Hyde Brewing in Crabapple is a brewpub that offers a variety of in-house handcrafted beers, tons of beers on tap and specialty cocktails and margaritas. One of the three owners is an award-winning brewmaster and co-founder of Jekyll Brewery. If you are hungry after all those beers, grab some food at Ceviche Taqueria which is also part of the brewery.
HYDEBREW.COM
Six Bridges Brewery
1850 HERITAGE WALK
MILTON, GEORGIA 30004
The Six Bridges story starts with a father-son dream of teaming up to own and operate a craft brewery, determined to create world-class brews that everyone can enjoy. They have two locations, one in Johns Creek and their second in Crabapple. Enjoy a rooftop patio, large lower-level patio and a massive indoor bar surrounded by high-top tables. They offer IPAs, ale,lager, cocktails and four- and six-packs to go. Hungry? The adjoining Spiced Right Ribhouse serves you could easily stay here all day long!
SIXBRIDGESBREWING.COM
Stone House & Tap
12595 CRABAPPLE ROAD
MILTON, GEORGIA 30004
Stone House & Tap is located in Downtown Crabapple this laid-back sports bar offers delicious burgers, pub grub with daily features, 24 beers on tap, a huge selection of spirits, a great wine menu, seasonal cocktails, patio seating and plenty of TVs for watching your favorite sports!
STONEHOUSE.MATICFY.COM
DOG PARKS
Waggy World Paw Park
175 ROSWELL STREET ALPHARETTA
Waggy World Paw Park is managed by the City of Alpharetta Recreation and Parks Department. Located on 1.5 acres behind the Alpharetta Community Center at Wills Park, enjoy a small dog park, limited to dogs weighing 25 pounds or less, and a large dog park, open to dogs of all sizes.
WILLSPARK.COM
Off Leash Alpharetta
142 SOUTH MAIN STREET ALPHARETTA
Enjoy both a large, outdoor off-leash dog park as well as a fully indoor offleash park, equipped with heaters and fans to keep you comfortable while you let your dog run wild. The outdoor dining patio offers the perfect spot to lounge, connect, and enjoy food and cocktails all with your pups by your side. They also offer a traditional indoor dining experience (for humans only) complete with a bar! $
OLDOGPARK.COM
Fetch Park
11440 MAXWELL ROAD ALPHARETTA
This off-leash dog park and bar is FREE for humans to enter and enjoy and no pup of your own is needed! The park has a membership system for dogs ensuring the park is as safe as possible. All dogs are required to have up-to-date vaccinations on file and be spayed or neutered if eight months of age or older. $
FETCHPARK.COM
EVENTS AROUND MILTON
AUGUST
thu | 1 Fall Cornhole League, 6:30 p.m, Recurring Weekly, Crabapple
fri | 2 Avalon Nights Live, 6 p.m. - 8 p.m., The Plaza, Avalon, Recurring Weekly thru October 18
On the Green Alpharetta Concert Series: Sunset Strip, 7 p.m. - 10 p.m., Town Green, Alpharetta
sat | 3 Alpharetta Farmers Market, 8:30 a.m. - 12:30 p.m., Town Green, Alpharetta
Amp it Up Athens, 11 a.m. - 8 p.m., Authentic Athens, Georgia attractions, AD Blanco, 6 p.m, Hotel Fiction, 7 p.m., Avalon
Bret Michaels, 7 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
Home by Dark Concert Series, 8 p.m. - 10 p.m., Union Hill Park
sun | 4 Limp Bizkit, 6:30 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
mon | 5 Punchline Comedy Night, 7:30 p.m. - 9 p.m., Palmer Plaza, Recurring, Avalon
tue | 6 Yoga with Magda, 7:30 p.m. - 8:30 p.m., Recurring weekly, Town Green, Alpharetta
wed | 7 Horsepower Fitness Free Class, 7:45 a.m.10 a.m., Recurring Weekly thru November 6, Crabapple
Milton Farmers Market, 3:30 p.m. - 6:30 p.m., Recurring Weekly thru October 30, Crabapple
AvalOM, 6 p.m. - 7 p.m., Recurring thru October 30, Avalon
fri | 9 Electric Lawn Concert Series - Cedar Hill, 7 p.m. - 9:30 p.m., Alpharetta Arts Center Lawn
sat | 10 Dog Days of Summer Dressage, 8 a.m. - 5 p.m., Wills Park
Home by Dark Concert Series with Jesse Terry & Marcia Rameriz, 7:30 p.m. - 9:30 p.m., Saturday, Brooke Street Park
sun | 11 Makers Market Artisan Faire, 12 p.m. - 6p.m.,
Recurring Monthly, Avalon
fri | 16 On the Green Alpharetta Concert Series: Jessie Albright Band, 7 p.m. - 10 p.m., Town Green
sat | 17 LiveLoud Concert with Mixtape, 6 p.m. - 10 p.m., Crabapple
Train & REO Speedwagon, 6:30 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
sun | 19 Chicago and Earth, Wind & Fire, 7:30 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
wed | 21
Picnic on the Green, 6 p.m. - 8 p.m., , Crabapple
thu | 22 Crabapple Summer Stroll, 5 p.m. - 7 p.m., Thursday, Crabapple
fri | 23
sat | 24
The Lego Movie - Interactive Movie on the Green, 7 p.m. - 9 p.m., Friday, Crabapple
lululemon Saturday Sweat Series: Rumble Boxing with Trina Conk, 9 a.m. - 10 p.m., Saturday, Avalon
Dan + Shay, 7 p.m. - 11:30 p.m., Saturday, Ameris Bank Amphitheatre
sat | 31 +Live+ and Stone Temple Pilots, 7 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
SEPTEMBER
tue | 3 Avril Lavigne, 7 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
thu | 5 Lynyrd Skynyrd & ZZ Top, 6:30 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
fri | 6 On the Green Alpharetta Concert Series: RTW, 7 p.m. - 10 p.m., Town Green, Alpharetta Dierks Bentley, 7 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
sat | 7 LiveLoud Concert with the Decades Band (80s Theme), 6 p.m. - 10 p.m., Crabapple
Home by Dark Concert Series with Georgia Middleman & Garr Burr, 8 p.m. - 10 p.m., Union Hill Park Pavilion, Reserved Table Seating Only
sun | 8 The Magical Music of Harry Potter with the Alpharetta Symphony Orchestra, 3 p.m. - 5 p.m., Union Hill Park
mon | 9 John Legend with Atlanta Symphony Orchestra, 7 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
Comedy on the Green, 7:30 p.m. - 9 p.m., Crabapple
Punchline Comedy Night, 7:30 p.m. - 9 p.m., Palmer Plaza, Avalon
thu | 12
Noon to Night, fall fashion show benefiting Bert’s Big Adventure, cocktail reception and DJ dance party. 6 p.m. - 9 p.m., Avalon
Rob Zombie & Alice Cooper, 6 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
fri | 13 Megan Trainer, 6:30 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
Electric Lawn Concert Series - The City Limits Experience, 7 p.m. - 9:30 p.m., Alpharetta Arts Center Lawn
sat | 14 Grilling & Gridiron for The Lionheart School, 12 p.m. - 4 p.m., Corner of Roswell & Old Roswell Road
Home by Dark Concert Series with The Young Fables, 7:30 p.m. - 9:30 p.m., Brooke Street Park
My Morning Jacket and Nathaniel Rateliff & The Nigh Sweats, 7:30 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
sun | 15 OBD Cruise-In, Crabapple Market, 9 a.m. - 11 a.m., Eastern Parking Lot at Crabapple Market
Shop, Sip & Stroll, 4 p.m. - 7 p.m., Crabapple
Mt. Joy, 8 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
mon | 16 Korn, 6:30 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
wed | 18 Picnic on the Green, 6 p.m. - 8 p.m., Crabapple
thu | 19 Mayor’s Corporate Challenge 5K Race, 5 p.m.8p.m., Alpharetta City Hall
fri | 20 On the Green Alpharetta Concert Series: Mike Ross Band, 7 p.m. - 10 p.m., Town Green
Hootie & the Blowfish, 7 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
sat | 21 Rock for Rescues Concert, 6 p.m. - 10 p.m., Saturday, Crabapple
Alpharetta Brew Moon Fest, 6:30 p.m. - 10:30 p.m., Saturday, Downtown Alpharetta
wed | 25 Creed & Three Doors Down, 7 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
thu | 26 Winter Cornhole Week 1, 6:30 p.m. - 9 p.m., Recurring Weekly, Crabapple
sat | 28
lululemon Saturday Sweat Series: Shred with Ron Cole, 9 a.m. - 10 p.m., Avalon
Staind & Breaking Benjamin with Daughtry, 5:30 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
Under the Start at Brooke Street Park, 7 p.m.10 p.m., Crabapple
Encanto, Interactive Movie on the Green, 7 p.m. - 9 p.m., Saturday, Crabapple
sun | 29 Scarecrow Harvest, 9 a.m. - 8 p.m., thru October 30, Downtown Alpharetta
OCTOBER
fri | 4 Jon Pardi, 7 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
sat | 5 Crabapple Fest, 10 a.m.- 5 p.m.
Green Gameday & Football Viewing, 10 p.m. - 5 p.m., Crabapple
Kid Biz Expo, 10 a.m. - 3 p.m.
Cody Jinks, 7 p.m. - 11:30 p.m., Saturday, Ameris Bank Amphitheatre
Home by Dark Concert Series with Cindy Morgan & Tommy Simms, 8 p.m. - 10 p.m., Union Hill Park Pavilion, Reserved Seating Only
sun | 6 Festivals of Speed, 11 a.m. - 3 p.m., Avalon Boulevard
Kidz Bop Live 2024, 4 p.m. - 10 p.m., Ameris Bank Amphitheatre
mon | 7 Punchline Comedy Night, 7:30 p.m. - 9 p.m., Palmer Plaza, Avalon
fri | 11 Wire & Wood Alpharetta Songwriters Festival, 6 p.m. - 11 p.m., thru Saturday, Downtown
sun | 13 OBD Cruise-In, 9 a.m. - 11 p.m., Crabapple
wed | 16 Picnic on the Green, 6 p.m. - 8 p.m., Crabapple
thu | 17 Toast to Avalon, Celebrating 10 years
fri | 18 Whiskey Myers, 7 p.m. - 11:30 p.m., Ameris Bank Amphitheatre
Romeo & Juliet by William Shakespeare, 7:30 p.m. - 9 p.m., Multiple Dates, Brooke Street Park
sat | 19 lululemon Saturday Sweat Series, 9 a.m. - 10 p.m., Avalon
Boo Bash at Wills Park, 5 p.m. - 8 p.m., Alpharetta Halloween Costume Contest, 6 p.m. - 10 p.m., Crabapple
Lainey Wilson, 7p.m. - 11:30 p.m., Ameris Bank
Amphitheatre
sun | 20 Shop, Sip & Stroll, 4 p.m. - 7 p.m., Crabapple
Alpharetta Resturatant Week Begins
fri | 25 Trick or Drink at Avalon, 6 p.m. - 9 p.m.,
sat | 26
Trick or Treat at Avalon, 10 a.m. - 12 p.m.
Halloween Trick or Treating & Costume Party, 2 p.m. - 5 p.m., Crabapple
The Bad Guys - Interactive Movie on the Green, 7 p.m. - 9 p.m., Crabapple
Drivable
BOUTIQUE GETAWAYS
SERENBE INN
10950 HUTCHESON FERRY ROAD
CHATTAHOOCHEE HILLS, GEORGIA 30268
Whether you are looking for a romantic getaway, a family vacation, or a weekend with the girls, The Inn at Serenbe is your perfect destination. Our luxurious accommodations set in the rolling countryside on a 36acre farm provide endless opportunities for relaxing and connecting with nature. All stays include a full country breakfast. serenbeinn com
OLD EDWARDS INN AND SPA
445 MAIN STREET HIGHLANDS, NORTH CAROLINA 28741
Nestled among the natural beauty of the Blue Ridge mountains, our mountaintop luxury resort waits to be discovered. Fine European-style elegance and effortless mountain living create a haven from the ordinary. Choose from guest rooms, suites, cottages and Highlands, North Carolina cabin rentals, each unique and featuring stunning appointments. oldedwardshospitality com
SELAH RIDGE
BUCKNER
This “treesort” in Ringgold, Georgia, is on 16 private acres in the Tennessee Valley and includes two luxury treehouses and a stunning earth-sheltered twobedroom home with a pool. Each property has unique features like outdoor showers, hot tubs, incredible views, putting greens and more! These getaways are truly one of a kind! selahridgetreesort com
THE CLOISTER
100 CLOISTER DRIVE SEA ISLAND, GEORGIA 31561
This luxury resort located on Sea Island, Georgia, is renowned for its elegance, Southern hospitality and beautiful surroundings. A true resort destination,enjoy a range of accommodations, including rooms, suites and private residences. The Cloister offers a variety of amenities such as golf courses, a spa, fine dining and five miles of private beachfront. seaisland com
DESIGNING A BEAUTIFUL BACKYARD FOR FUN
Summer is the perfect time to enhance your backyard spaces, so you can enjoy them year-round. We’ve recently teamed up with Millton's familyowned PlaySport Atlanta for some amazing new projects that are sure to inspire your backyard designs. Not only do these courts give your family a beautiful new entertaining space, increase physical fitness, promote family bonding and friendly competition, but they offer one of the highest returns on investment for your home!
Imagine easily covering old concrete with your favorite team colors to create a basketball court or looking out over a subtle olive green pickleball court that blends perfectly with your turf or sod. Pickleball, volleyball, basketball and tennis may be the most popular courts here in Milton, but there are smaller court options that can instantly upgrade your yard, such as shuffleboard or cornhole. Unlike a pool, sport courts are maintenancefree, inexpensive and easy for all ages to go out and play!
[Milton Insider Tip: PlaySport Atlanta even offers Ultra Base for a permeable surface tile underlayment solution].
SIMPLE BACKYARD PROJECT IDEAS:
• Claim unused space in your sideyard or under the deck for a cornhole, bocce ball or shuffleboard court for hours of entertainment and a beautiful new feature.
• Upgrade your kids’ basketball hoop with a professional system and showcase their court with removable game tiles so durable that you can drive right over them.
• DIY upgrade your summer night play time by stringing up inexpensive LED cafe lights.
• Cover unsightly walls and fences with PlaySport Atlanta’s faux boxwood panels.
• Outdoor fireplaces and Adirondack chairs create great seating areas and don’t need to be expensive.
Whether it’s a summer barbecue with a side of pickleball or a winter afternoon of basketball, your backyard can become a versatile venue for making lasting memories with friends and neighbors. The design options are limitless, so start dreaming of how you’ll enjoy your new backyard oasis. Wishing you a wonderful, safe and FUN summer!
- Virginia
My Better Half Design + Build
Luxury Outlook
“Our aim is to offer as much insight and perspective as possible, to help our clients make informed and smart decisions regarding their real estate portfolios.”
A. Bradley Nelson | Chief Marketing Officer, Sotheby's International Realty®
Explore the latest trends and insights in the luxury real estate market with the 2024 Mid-Year Luxury Outlook report. Discover expert analyses, emerging hotspots and key forecasts that can help you make informed decisions and stay ahead in the market.
Dive into the comprehensive report now at luxuryoutlook.com and elevate your real estate strategy.
CUVA Explained
BY JENNY DOYLE
Many times a year, people ask us how to get the CUVA tax break when they have 10+ acres. We also have homeowners ask us what happens if they break the CUVA they are under by building a structure or something outside the guidelines of what you can and cannot do when under the CUVA tax break.
What is CUVA, and where did it come from?
We have something similar on my family farm in Wisconsin. Just this week, I had a client call to understand this in Milton, and I also just yesterday filed a similar tax break on our family’s Wisconsin farm, so it made me think of writing this.
Background.
In the 1980s, home values really started increasing, and farmers subsequently had a hard time paying taxes. In 1992, the CUVA program was instituted to offer them tax relief on property. It is a 10-year agreement in which the land owner pledges to maintain the land in a qualifying use in exchange for property tax values based on the land’s productivity, not fair market value. Our family has done something similar with the dairy farmers who lease our land on our farm. Our family chose to make it fair to our farmer tenants with cattle, and the lease amount is equated to the price of beef, so everyone feels good.
How do I get the tax break?
To get the break, you must be a US Citizen and use the land for farming, commercial production of agricultural products or timber. Calculating CUVA tax values is complicated: They are determined based on location in the state and soil quality. You can apply from January 1 to April 1, any year of ownership and with 10 to 2,000 acres.
If you violate the terms, you face steep penalties—up to double the cumulated difference in property taxes plus interest. The breach applies to the full land tract, not just the area of violation.
The Breakdown.
On average, in nearly two dozen studies around Georgia, farmland pays approximately $2.60 in property taxes for each $1.00 in services it receives. In contrast, residential land pays $0.70 in taxes for every $1.00 in services it receives. More tax revenue would come in if a farm were sold and subdivided. However, more services would be required from the county in the form of more sewers, roads, fire protection, schools, libraries, etc.
Benefits.
The CUVA program has many environmental benefits. It encourages land to remain in green space and prevents urban sprawl. It also helps farmers keep their land in areas with higher taxes. Milton is an excellent example of this, with significant value growth year after year.
Do you have more questions?
I am happy to answer any questions or find the answer for you. Feel free to reach me anytime at 404.840.7354.
