Presenting Brokerage:
Harry Norman, REALTORS®
Atlanta’s Luxury Real Estate Leader
Harry Norman, REALTORS® is the premier real estate brokerage operating across Atlanta and broader Georgia. The company has 13 sales offices and various franchise and satellite offices, bringing together about 1,000 real estate professionals.
Founded in 1930 by Mrs. Emmaline Norman, Harry Norman, REALTORS® was Atlanta’s first residential real estate firm. A premise of providing incomparable service level was established from the very beginning and continues to this day. This commitment to excellence has earned considerable industry recognition along with the appreciation and loyalty of our clients, who have awarded Harry Norman, REALTORS® a 99% customer satisfaction rating.
Why Harry Norman, REALTORS®?
When you work with Harry Norman, REALTORS®, you are working with the best in Atlanta:
MORE EXPERIENCE – 90+ years of Atlanta heritage, living and working in the community we serve.
GREATER EXPERTISE – Outstanding real estate knowledge and incomparable Luxury credentials.
SUPERIOR SERVICE – A full-service team that provides an exceptional experience from contract to close.
Direct: (678) 614-9662
Office: (678) 461-8700
Email: Michele.Collins@HarryNorman.com www.MicheleCollins.HarryNorman.com
Presenting REALTOR®:
Michele Collins Sugarloaf Country Club’s Real Estate Leader
Michele Collins is the premier individual REALTOR® in both Gwinnett County and Sugarloaf Country Club. For the past 20 years, she has annually been the top individual agent in both the county and the country club in sales volume.
Her background coming into real estate is very diverse. She graduated from the University of Michigan with Bachelor of Science in Industrial and Operations Engineering. She spent 16 years with IBM in sales and marketing. She then spent 4 years as an officer with McDonald’s Corporation leading the I/T department. Her last corporate job was as the Chief Administrative Office for AGL Resources in Atlanta.
She left the corporate world to be able to spend more time with her twin boys and started an illustrious real estate career. Her first home sale was in Sugarloaf Country Club in 2003. Michele’s primary area of real estate expertise is Sugarloaf Country Club since she lived in the community for 20+ years and has sold hundreds of homes in the community since her first sale totaling over $111M.
Approximately 50% of Michele’s annual real estate sales revenue currently are in Sugarloaf Country Club. Overall, most of her sales are in the luxury market ($1.5M and higher) and each year she sells several $3M+ properties.
Most of Michele’s business either comes through her marketing in Sugarloaf Country Club, or through referrals from past delighted clients.
Direct: (678) 614-9662
Office: (678) 461-8700
Email: Michele.Collins@HarryNorman.com www.MicheleCollins.HarryNorman.com
THE MICHELE COLLINS’ TEAM
The team for Michele Collins includes:
• Sarah Teigen - assistant who handles administrative items and marketing (both online and print marketing)
• Hary Norman marketing team – handles all graphic arts materials
• Susan Cunningham – stager
• Liz Taylor – photographer
• Mike Smith – videographer
• Kenna Delozier – transaction coordinator
• Becky Tanner – office manager
Direct: (678) 614-9662
Office: (678) 461-8700
Email: Michele.Collins@HarryNorman.com www.MicheleCollins.HarryNorman.com
PRICING RECOMMENDATION
When we look at how to price a home, we consider several categories that contribute to value including size of the home and lot, age of the home and amount of updating that has been done, upgrades within the home and level of original construction, location including view and yard. We then compare the home to recent sales within the area to get an assessment of value within the current market.
The tax records show that 2877 Darlington Run has 12,926 SF on a .58-acre lot. It originally sold for $2,173,200 in 2004.
There are four properties that are under contract or have sold over $3M in Sugarloaf Country Club in the past two years. They include:
• 2788 Grey Moss Pass sold for $3,750,000 in 2023. This sale was “off market” and the Michele Collins Team represented the seller. The home was built by Bob Mayer with Chesapeake Homes who was the highest end builder in Sugarloaf Country Club. It had a total of 12,296 SF. It was not updated but the original build was an extremely high-end quality. It was on .72 acres with a view of the golf course green plus it had an upgraded pool/spa and outdoor kitchen. It originally sold for $2,249,000 in 2002 then the outdoor amenities were added.
• 2927 Darlington Run was originally listed for $6,000,000, was reduced to $5,200,000 and is now under contract after 238 days on market. It is scheduled to close this month. It is bigger at 14,742 SF and the lot is almost twice as big at 1.5 acres. It originally sold for $3,775,000 in 2005.
• 2681 Lovejoy Circle sold for $3,100,000 in 2023 against a list price of $3,200,000 after 305 days on market (it had 6 previous lower offers before this contract). It had a total of 11,013 SF and was very updated. The lot was .74 acres with views of four golf holes, and there was an upgraded pool/spa and outdoor kitchen. It originally sold for $2,029,700 in 2002 then the outdoor amenities and updates were added.
Direct: (678) 614-9662
Office: (678) 461-8700
Email: Michele.Collins@HarryNorman.com www.MicheleCollins.HarryNorman.com
PRICING RECOMMENDATION
• 2233 Grady Ridge Trail sold for $5,500,000 in 2024 as an off-market sale. It had a total of 12,813 SF in the main house and also had a separate pool house with an upgraded pool/spa area. The lot was a double lot at 2.09 acres and had both lake and golf views. The home had undergone a one-million-dollar renovation in 2022/23. This home was built by Chesapeake Homes and was originally purchased for $4,467,300 in 2008.
If we compare to these comps, our square footage and view helps bring up the value. However, the lack of updating, no pool, and the smaller lot do not allow us to get to the same $/SF as some of these comps.
To maximize value, we would recommend doing a big staging job where all the extraneous furniture and decorations are taken out and stored so potential buyers can see the lovely craftsmanship of the home, and we would bring in a few pieces of more modern art and needed accessories to elevate the space. We would also recommend addressing any small repairs around the house.
Given these comps and completion of the recommended pre-market prep work, we would recommend listing at $3,300,000. We anticipate selling in the range of $3M to $3.2M.
Direct: (678) 614-9662
Office: (678) 461-8700
Email: Michele.Collins@HarryNorman.com www.MicheleCollins.HarryNorman.com
REFERENCES
• Jenny and Jason Shah – Jenny can be reached at 678-770-3374 (sold their Sugarloaf home July 2024)
• Ivory Harris - Ivory can be reached at 713-485-9521 (sold their Sugarloaf home November 2024)
• Juliette and Jon Viner – Juliette used to live across the street on Darlington Run and can be reached at 203-558-8808 (sold their Sugarloaf home April 2024)
Many other references are available upon request. Or check out our reviews through the following web links:
Michele Collins Testimonials
Michele Collins Google Reviews
Direct: (678) 614-9662
Office: (678) 461-8700
Email: Michele.Collins@HarryNorman.com www.MicheleCollins.HarryNorman.com
RELEVANT CASE STUDIES
EXAMPLE 1 – We had planned to list the house at 2788 Grey Moss Pass in 2023. It was built by Bob Mayer with Chesapeake Homes who was the highest end builder in Sugarloaf Country Club. The house was stunning, had gorgeous and expensive furniture, and felt very luxurious because many upgrades were incorporated when the home was first built. However, nothing in the home had been updated. We knew this was going to be more of a challenge to sell because most buyers look for new and updated homes. This meant it was going to take a special buyer who appreciated the craftsmanship of an older high-end build and did not want the modern, transitional style.
Even before I listed the property, as I showed other listings to agents, I was looking for the right buyer. When I met a buyer whom I thought would be a good candidate, I went back to the owner of 2788 Grey Moss and told her we needed to move full steam ahead with the staging. We helped stage the house and moved extra furniture to a room in the terrace level that was empty. It took about a month to get the house ready for market.
When we showed it to the buyer, they fell in love. We negotiated leaving the furniture, all of which had been purchased for the house and most of which the owner no longer needed, rather than reducing the price so it sold for the full list price of $3,750,000 in July 2024.
EXAMPLE 2 – We planned to list 2882 Darlington Run in 2023. It took about 2 months to get this one ready for market. To get top dollar for the house, the owners needed to do some painting, changing of some fixtures, and staging. We assisted in picking paint colors, recommended fixtures to purchase, and brought furniture and accessories over to stage the house in needed areas. Of course, we did professional photos and marketing materials. The house had multiple offers and sold over list price. Sale price was $1,875,000 and it sold April 2024.
EXAMPLE 3 – We were approached to list the house at 1003 Little Darby Lane in The River Club after two agents had listed it and failed in getting it sold. The challenge was the house was very dark and looked tired and dated. Also, the furniture in the house did not enhance the house’s appeal, and rather made it look more dated. We consulted with the homeowner and gave them a few projects to change the look of the house to appeal to more buyers. Those projects included getting all the unneeded furniture out of the house, painting to lighten and brighten the house, and changing some of the light fixtures. We helped choose the paint colors and fixtures. Then we totally staged the house in a Quiet Luxury style. We not only brought in furniture but also art and accessories. Sale price was $2,650,000 and it sold January 2025.
Direct: (678) 614-9662
Office: (678) 461-8700
Email: Michele.Collins@HarryNorman.com www.MicheleCollins.HarryNorman.com
MARKETING PACKAGE / FEE STRUCTURE
• FMLS and GAMLS listing services
• International Exposure on Luxury Affiliates’ websites
• HarryNorman.com + 100s of other websites like Zillow, Realtor.com, and many more
• Listing advertised through Adwerx on public web-facing advertising and social sites.
• Listing Collateral (brochures, eBlast, postcards, social media)
• HOME Magazine
• WhatNowAtlanta.com
Marketing Example – We do a multi-page full color brochure for each property. We use the beautiful photos that we have had professionally taken to include in the brochure as well as specific details about the house. Click here to see a copy of a past brochure: 1003 Little Darby Lane Brochure
Fee Structure – we charge 3% as a listing agent. We would recommend that you pay 3% to the Buyer’s Broker “with an acceptable offer”. That gives you the leeway if an agent/buyer bring a low offer to not pay the full 3%.
We do not discount our fees as our marketing approach takes a big investment of time and money on the front end to make sure the home is market ready. But we believe this is a win-win opportunity for our clients as the home sells faster and at a higher price when it is market ready before listing.
The home at 2877 Darlington Run is lovely, but we believe it will take a bigger investment than some others to get it ready for market. Also, homes of this age and condition do not tend to sell quickly so this sale will probably require an investment of time to find the right buyer.
Direct: (678) 614-9662
Office: (678) 461-8700
Email: Michele.Collins@HarryNorman.com www.MicheleCollins.HarryNorman.com