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Buckhead Homes & Real Estate

Archive for September 2009

Lot’s of Premium Buckhead Condos on the Market

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Wednesday, September 30th, 2009

The AJC just had an interesting article titled, “Luxury developers cut penthouse prices.” It basically outlined how many $1,000,000 condos are currently on the Buckhead and Atlanta real estate market. I thought this was an interesting quote from the article:

Between 2004 and 2007, about two dozen condos in the seven-figure price range were sold, Palm said. But as more were built, those numbers grew and created a market of its own. Since 2007, nearly 80 condos have sold for more than $1 million. That figure may give builders the impression that sales are picking up, but Palm doesn’t read the data that way.

“The market now has more condos for sale at this price than have ever been sold at this price,” he said. “That just doesn’t make any sense in this housing market.”

Read More→

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Categories : Buckhead Homes
Tags : Atlanta Condos, Condos

Buckhead Community

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Monday, September 28th, 2009

Buckhead is Atlanta’s most prestigious and exclusive neighborhood. It is known by most Atlanta natives as the “Beverly Hills of the South.” Located approximately 15 miles north of Hartsfield-Jackson International Airport you will find the Buckhead community with gorgeous homes situated on lush, well manicured properties. The torch of Atlanta’s architectural reputation has been passed from the demolished homes of Peachtree Road to the grand estates of Buckhead.

Do you know where the name “Buckhead” came from? In 1837 Henry Irby founded a general store / tavern situated on the northwest corner of West Paces Ferry Road and Roswell Road. Mr. Irby was a hunter and proudly hung a large buck’s head on the tavern wall. Needless to say, the display made quite an impression on locals and travelers alike. The area was annexed into the city of Atlanta in 1952.

West Paces Ferry and Peachtree Roads are the two most well known streets in Buckhead.

The most expensive home ever sold in Buckhead was listed for $16.9 million and sold April 2009. The most expensive “shell condo” ever sold in Buckhead was listed for $9.5 million and sold May 2009. Both of these homes were sold by Atlanta Fine Homes Sotheby’s International Realty. Residential homes in Buckhead range from $500,000 to $20,000,000.

Several of the world’s most prominent hotels are located within the Buckhead community. These hotels include the St. Regis, InterContinental, Ritz Carlton, and Westin Buckhead. In addition to the fine hotels in Buckhead there are several top rated restaurants and shopping centers. Restaurants include MF Sushi Buckhead, Aria, New York Prime, The Palm, Chops, Bone’s, Pano’s & Pauls, Aqua Knox, Buckhead Diner. Shopping centers include Phipps Plaza, Lenox Square and the future Streets of Buckhead project.

For more information on Buckhead real estate, please contact Erika Eaton.

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Categories : Around Buckhead, Buckhead Homes

6 Things to know before you buy a Condo

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Sunday, September 27th, 2009

Condos offer a hassle-free lifestyle that owning a home just can’t provide. Depending on the services available, you can have everything from on-site security and concierge services to a swimming pool and health club. While there are many great benefits to condos, be careful of the potential pitfalls. There are a lot of great deals out there, sometimes I feel like there is an Atlanta condos sale going on. Having worked with many condo buyers and sellers, and serving on a condo board myself, I’ve thought of 6 key things to investigate: Read More→

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Categories : Atlanta Homes Sale
Tags : Atlanta Condos, Condos

How to Refinish an Exterior Door

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Sunday, September 27th, 2009

There are other posts on this blog about the foreclosure we bought in Buckhead. Our lives seem to be focused on different renovation projects each weekend. This weekend I decided to refinish the stained front door.

Living under Atlanta’s hot, summer sun, with a front door that faces west, is about the worst case scenario for a stained front door. After quite a bit of research, I learned there is no perfect solution for staining and finishing a front door that gets baked by the Atlanta summer sun. If you want a stained front door, be prepared to add a new coating of finish every year or two, and probably a total refinish, complete with sanding down to the bare wood, every five or six years. If you don’t maintain the coating, with regular topcoats, you’ll be re-staining more quickly.

So the first question, when facing a stained door with washed-out pigment and peeling finish, is do you go through the effort, and upkeep, of staining or add a relatively easy coat of paint. If you want low maintance and easy upkeep, then paint is your best option. Since I’ve never been one to take the easy route, I decided to refinish the door with stain. If things went wrong with the project, or I don’t like the future upkeep, the paint is waiting as an easy backup.

I removed the door and put it on two saw horses, with towels wrapped around the top of them to protect the underside of the door. I cut out a piece of plywood, the size of the door opening, to protect the entrance from the elements and provide a minimum amount of security. Ultimately, I took 3 days to refinish the door, but it should have taken at least 5 days (I didn’t allow the stain to dry long enough), so you’ll need something covering the opening with a little permanence. You don’t want to cover the door with a simple tarp.

The first step is sanding. I spent about 12 hours sanding the door, because you want to get down to the raw wood, so the stain is applied uniformly. While I bought a bunch of different tools, the three I found most effective were the random orbit sander, for the large flat surfaces; a scraper, for some of the smaller areas; and good old fashion sand paper for the corners. Everything was relatively easy, except for the corners and the tight trim areas. It takes a lot of elbow grease.

The hardest part is getting into the corners. I thought I did a good job of sanding the corners, but I could have done better. After applying the stain, there were a few areas that are lighter, where the new stain didn’t absorb as well.

Then you apply the stain. I applied a “Java” gel stain made by General Finishes. It was literally like hair gel. I used some rags, made from old t-shirts, to apply the stain and wipe it off. I bought the stain from Highland Woodworking.

After letting the stain dry, you appply the coating. One of the mistakes I think I made was not giving the stain enough dry-time. I let it dry for 8 hours and it was bone dry to the touch, but I read later that it should have dried for 48 to 72 hours before the coating application. When I applied the coating it seemed to liquify the stain, so there are some slight brush strokes in the stain.

In researching the coatings, I didn’t want the door to have the plastic look with a polyurethane coating. Although polyurethane is probably the best coating to withstand the harsh UV rays. I did a lot of research on the internet and settled on two choices: marine spar varnish and tung oil. The advantage to the marine varnish is that it’s supposed to last a little longer, but the tung oil looks a little more natural and the upkeep is fairly simple; just periodically pour some on a rag and wipe the door. I decided to get some advice from Highland Woodworking, located in the Virginia Highlands section of Atlanta.

I wanted the door to be a masterpiece, so I needed counsel from expert woodworkers, not whatever random employee at the big box store happened to be working in the coatings section. The guys at Highland Woodworking are awesome. They really took the time to ask about the door, what direction it faced, what sort of overhang it had, etc… It’s a really neat store and if you’re not careful you’ll walk out of there with a new hobby.

The salesman thought the door would dry-out too quickly with a tung oil finish, so he recommended a marine spar varnish from Waterlox. It’s technically a pre-finish, but I was told that it’s the same thing as the sealer, only cut with thinner. The salesman told me if I bought the “Original” coating, you’d want to mix it with half thinner, because it would help the first coat to soak into the wood. I liked the thinner version, because it is easier to apply and the smudges tend to level out. The disadvantge is that it requires more coats to give the same level of protection as the “Original” version. It said on the label it was unecessary to sand between finishes, so sometimes I sanded and other times I did not. All together, I applied 5 coats of finish.

I bought a gallon, which was way too much for a door. The quart size would have been more than enough for 5 coats.

I was happy with the appearance of the finished door. The two things I would have done differently is sand the corners even better and let the stain dry longer. This DIY project saved me a lot of money and it’s nice know what’s involved in a top door finish. I had some quotes as low as $500, but at that price I don’t see how they would been thorough as me. Unfortunately, nothing holds up to the sun forever. If I’m lucky I’ll get 2 years out of the coating.

For more information, I found this article on This Old House, this article on a house painting website and the employees at Highland Woodworking, in Atlanta, to be very helpful.

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Categories : Sell My House
Tags : Refinish a Door

Atlanta Homes

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Tuesday, September 22nd, 2009

Rollover the tags on the map for information on individual homes. Change the options at the top and bottom of the map to refine your North Atlanta Georgia real estate search.

The tags are only a sampling of the available Atlanta homes. Click on one of the tags for a complete list of all of the Atlanta real estate that matches your search criteria


Atlanta Real Estate and Homes Buying Guide

Click one of the following links for a refined homes Atlanta search:

Atlanta Real Estate and Homes for $500,000 and under

Atlanta Real Estate and Homes for $500,000 – $750,000

Atlanta Real Estate and Homes for $750,000 – $1,000,000

Atlanta Real Estate and Homes for $1,000,000 – $1,500,000

Atlanta Real Estate and Homes for $1,500,000 – $2,000,000

Atlanta Real Estate and Homes for $2,000,000 – $2,500,000

Atlanta Real Estate and Homes for $2,500,000 – $3,000,000

Atlanta Real Estate and Homes for $3,000,000 – $4,000,000

Atlanta Real Estate and Homes for $4,000,000 – $5,000,000

Atlanta Real Estate and Homes for $5,000,000 – $7,500,000

Atlanta Real Estate and Homes for $7,500,000 – $10,000,000

Atlanta Real Estate and Homes for $10,000,000 and over


North Atlanta Elementary Schools

  • Briarvista Elementary School
  • E. Rivers Elementary School
  • Garden Hills Elementary School
  • Jackson Elementary School
  • Morris Brandon Elementary School
  • Morningside Elementary School
  • Oak Grove Elementary School
  • Sarah Smith Elementary School

Atlanta Homes in
Briar Vista Elementary
Atlanta Homes in
E. Rivers Elementary
Atlanta Homes in
Garden Hills Elementary
Great Schools
Rating: 5
Great Schools
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Great Schools
Rating: 5

Atlanta Homes in
Jackson Elementary
Atlanta Homes in
Morris Brandon Elementary
Atlanta Homes in
Morningside Elementary
Great Schools
Rating: 10
Great Schools
Rating: 10
Great Schools
Rating: 7

Atlanta Homes in
Oak Grove Elementary
Atlanta Homes in
Sarah Smith Elementary
Great Schools
Rating: 10
Great Schools
Rating: 9


About Atlanta Georgia

In the past two decades Atlanta has experienced unprecedented growth — the official city population remains steady, at about 420,000, but the metro population has grown in the past decade by nearly 40%, from 2.9 million to 4.1 million people. A good measure of this growth is the ever-changing downtown skyline, along with skyscrapers constructed in the Midtown, Buckhead, and outer perimeter (fringing I-285) business districts.

Some folks mistakenly misspell Atlanta as Alanta or Altanta.


Erika knows Atlanta Real Estate

Erika Eaton grew up in the Atlanta north area and has lived in or near Atlanta all of her life. She is a graduate of North Springs High School and her parents still live in her childhood home. There are few agents that understand the Atlanta real estate market as well as Erika. Whether it’s Atlanta Peachtee Road or Virginia Highlands, she knows all of the great neighborhoods, the best values and the top schools.

If you are interested in buying a home in Atlanta or near Atlanta, you’ll want to contact Erika so she can help you negotiate from a position of strength. She is a great advisor for the area and will be invaluable while searching through all of the best Atlanta homes.

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Categories : Atlanta Homes Sale

A Big Career Change

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Tuesday, September 22nd, 2009

Today I made a big change and left my previous Atlanta real estate brokerage firm and joined Atlanta Fine Homes Sotheby’s International Realty. Over that last year, there have been a lot of buyouts, mergers and additions to the Atlanta brokerage scene. I’m very excited about this change as I’m going to have even more tools to give my clients the best service possible.

Atlanta Fine Homes Sotheby’s International Realty is the right fit for following reasons:

  • I specialize in the high-end Buckhead, Sandy Springs and Dunwoody real estate markets, which is the heart of Atlanta Fine Homes’ target market.
  • When it comes to my real estate career, I try to be very innovative and entrepreneurial; as evidenced by this blog. Atlanta Fine Homes shares my passion for excellence and innovation. They are the only upper tier residential brokerage that has the wonderful combination of local ownership and management, the strong branding of Sotheby’s International Realty Affiliates, Inc., and a true entrepreneurial environment. It allows me to speak directly with the ownership of the company as to what it takes to stay competitive, and service clients, in the north Atlanta marketplace.
  • The Sotheby’s name has always been associated with excellence. Whether I’m marketing a clients home, or showing out-of-town clients some homes in Buckhead, Sotheby’s is an company that clients readily associate with experience and quality.
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Categories : Uncategorized
Tags : Atlanta Fine Homes, Sotheby's

Metro Atlanta Housing Recovery

By admin · Comments (0)
Friday, September 18th, 2009

According to a September 17th AJC article, the speed of the metro Atlanta housing recovery will depend on the area of town. I found this quote in the article very interesting:

Areas that were on the suburban fringes of the housing boom in 2006 and 2007 are going to struggle longer with lowered home values and a slow resale market, one expert said.

“You don’t see as many problems in north Fulton because it was already built out and it was relatively expensive for builders to go in and buy large tracts of land and put a lot of homes there,” said Mark Vitner, managing director and senior economist for Wells Fargo in Charlotte.

“So essentially the areas that had the most problems are the areas where it was the easiest for builders to go and quickly put up a lot of homes.

I had touched on this very subject of huge, new-home, suburban Atlanta inventories in a March 7th post I made on this website. The post, Benefits of Buckhead Real Estate, focused on the limited availability of lots for spec homes in Buckhead.

Specifically, I mentioned:

The suburban areas of Atlanta still have empty lots, especially as you get up into Alpharetta and Forsyth county. It was much easier to overbuild single family homes in the far north areas of metro Atlanta.

I think Buckhead real estate is currently a great value and would be happy to show you some homes in the North Atlanta area.

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Categories : Atlanta Homes Sale

Atlanta Playgrounds and Parks for Children

By admin · Comments (0)
Wednesday, September 9th, 2009

As a mother of a young child living in Buckhead, it took me a little time to find the best playgrounds for children in Atlanta. Most of my friends had their first babies all around the same time, so we were constantly comparing notes on the best recreational activities for children in Atlanta, Georgia. Hopefully, other parents will be able to read this post, and find the best local parks to take their children. Read More→

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Categories : Around Buckhead, Atlanta Resources
Tags : Atlanta Parks, Atlanta Playgrounds, Buckhead Parks, Buckhead Playgrounds

Metro Atlanta Home Absorbtion Rate for Sept. 1, 2009

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Tuesday, September 1st, 2009

Here are some metro Atlanta real estate inventory numbers as of today. It covers Buckhead Real Estate, Dunwoody Real Estate and Sandy Springs Real Estate.

It’s a 12 month moving average. If you look at the past rates, I think you’ll find that some areas have improving absorbtion rates and others are getting worse. I wouldn’t put too much analysis into the categories with less than 50 homes, as one or two sales can have a big effect on the absorbtion rate. It’s just another tool when it comes to evaluating the Atlanta market.

At the very least, if you’re selling a home in North Atlanta, you can see how much competition and sales there are in your general category. If you would like me to develop a more specific category, please feel free to contact me.

While in some categories the overall inventory numbers are down, the absorbtion rates have not trended down accordingly. I wonder if this is due to the sales numbers decreasing as well? The forclosure rate still seems to be wrecking havoc on market data.

I also noticed the $1,000,000 and over Buckhead townhome and condo category has a ridiculous absorbtion rate – 12 years for the average property. There is no doubt that this is a particularly difficult market segment to sell a property, but 12 years is a bit extreme. I think this is because many new, still unfinished buildings, are listing all of the anticipated units for pre-sales. Do you consider an unbuilt property, but still available for pre-sale, part of the market inventory; a debatable point I suppose. Read More→

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Categories : Atlanta Homes Sale
Tags : Absorption Rate, Home Inventory

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