An overview of Active Adult communities in Cobb County
Purpose: In this section, we will highlight some of the builders, neighborhoods, floor plans, amenities and prices in Cobb County.
Click on the highlighted city to learn more.
Introduction
All around the greater metro Atlanta area, developers are responding to the powerful market demand of the baby boomers! This guide was developed to assist consumers to gain knowledge of the market and to educate them on best practices in purchasing and selling real estate in today’s challenging market.
Some of the communities in the guide are brand new and in the phase I of development, while others are now in the resale phase of the market. These developments are known as active adult communities, and are characterized by the following:
People, age 50+ and better, are interested in “downsizing” their home and seeking lifestyle changes for their pre-retirement to retirement years.
“Downsizing” or even “right sizing” means that people are selling the large single family residence that they have owned, sometimes for many years, and moving into communities that offer many desirable amenities such as:
Low maintenance or maintenance free living includes lawn care and even exterior maintenance
One level living or ranch style homes that may include step-less entry and no interior staircases
Homes may be detached and fee simple ownership or attached, and built as condominium, ranging from duplex to quadraplex units
Communities range from small, intimate enclaves to large master planned developments
Community amenities range from none to clubhouse, clubhouse and pool, fitness center, activity director, golf, walking trails, tennis, and lakes
Neighborhoods may be gated or secured by personnel
There is a strong emphasis on wellness, activities, and socialization
In fact, this is one of the most exciting things that we see happening in these communities. It is a wonderful sociological trend – getting back to the strong sense of neighborhood, community, and belonging that boomers experienced raising their kids.
Finally, a word of advice!
In my real estate practice, here is a typical scenario. See if this sounds familiar!
We have lived in our home for 20 years. Our children grew up here. They have moved away and the house is just too big! I don’t feel like cutting the grass on this ½ to 3 acre lot anymore. I want to spend my time doing things with my friends and family.
We are several months away from making a decision, so we don’t want to bother a Realtor® right now. We just want to make some phone calls to some sales centers, have them mail us some information that we can look at, and maybe even visit a couple of the new communities that we have seen around town!
Once we get ready to sell our house, we will call a Realtor® to help us.
We are going to work with that nice agent that we met at the new community. He/she will help us with the paperwork for the new home.
Does this sound like you?
PLEASE take a moment and read the following information:
For Sellers
We recommend that you meet with a Realtor as soon as you begin thinking about selling your home and moving into a new home. Even if you are several months away from putting your home on the market, your Realtor can educate you about market conditions, pricing, and staging and preparing the home for sale. The competition in Georgia is intense, and homes that are in great condition and priced right have the best chance of selling. As of the time of this writing, it is a buyers market – there is too much inventory and not enough buyers, resulting in a downward pressure on prices, longer time on market, and intense negotiations for defects and cosmetic issues.
Call for a no-obligation consultation to prepare your home for sale!
For Buyers
The sales agent represents the builder/developer/seller. By law, they have a duty to negotiate the highest price for their client. They do NOT represent your interests. We believe that all purchasers have a right to representation during the process of buying real estate. This is probably one of the biggest investments you make during your lifetime, and often, one you do not participate in on a frequent basis. You need to rely on an expert to guide you through the process and the current real estate market.
Generally, the seller pays for the commission of the buyer’s agent. Even if you are unrepresented, the commission is paid, so why not make it work on your behalf.
When you call a sales office for information, or visit a community without an agent, you are asked to “register”. This registration process often results in you “waiving” your right to have an agent.
We recommend:
o ALWAYS tell the sales agent that you have an agent. Ask them what the requirement is: must the agent accompany you to the community the first time you visit?
o Be sure you read what you are signing. Is there any small print that you need to be aware of?
o Invite your Realtor® to accompany you to preview property. Do not feel like you are wasting their time – this is our job and we LOVE it!
o Finally, be sure to interview your agent. Not all agents have the same level of expertise! We recommend that your agent have the SRES and CAPS designations.
o It is preferred that the same agent list your home for sale and assist you in buying new property. The agent can coordinate back-to-back closings and assist you through the transition.
Call me today for more information!
Top 7 Reasons to Use a Buyer's Agent When Purchasing Your Home
Here is an excerpt from an article written by Eric Bramlett, Broker and co-owner of One Source Realty in Austin Texas.
Purchasing a home is a big step, and a big decision. The average person spends around 1/3 of their income on their home. The home that you choose has a big impact on your life, and can have a big impact on your finances, as well. It always surprises me when Buyers attempt to "go at it alone" because of the possibility of mistakes. A good Buyer's Agent is invaluable to a Buyer, and can be the difference between a wonderful transaction, and a nightmare.
1) Full Access to the MLS
The Multiple Listing Service (MLS) is a powerful tool that only Realtors have access to. When listing agents market a home for sale, they typically allow any Realtor to present the home to potential buyers, and to present contracts for purchase. The MLS is a database of all homes listed by Realtors, and represents roughly 99% of the homes for sale in any given market. As technology advances, so does the MLS. It has evolved into an extremely powerful search engine that allows your buyer's agent to enter in search criteria, and returns only homes that match those specific parameters. Buyers can find a lot of this information online through IDX feeds available on many websites, but this information is a "watered down" version of the MLS because the IDX search engines aren't quite as powerful, and don't return as detailed profiles as the MLS.
2) Maximize Your Time
While driving neighborhoods is an excellent idea to help you decide which locations you prefer, it's not a very efficient way to find your new home. Gas is expensive, and your time is valuable. Your Buyer's Agent will listen to your needs, make fantastic suggestions based on your likes & dislikes, and provide you with a list of homes that ALL match your wants & needs. Your Buyer's Agent has helped MANY new homebuyers through MANY purchases, and will help you better organize your search & decision making process – saving you valuable time.
3) Representation
Listing Agents enter into legally binding agreements that require them to ALWAYS act in the best interest of the seller. They are the seller's "coach" and will make sure that their clients' best interests are looked after. Luckily, your Buyer's Agent is there to make sure YOUR best interests are accounted for. With your expert Buyer's Agent in your corner, you can rest assured that you're on, at least, even ground with the home seller. A football team would be at a pretty significant disadvantage without a coach – just as you would be without a Buyer's Agent.
4) Negotiating Power
The MLS maintains a record of, not only all homes listed by Realtors in a given market, but also the sales price of those homes. Your Buyer's Agent will run a Comparative Market Analysis (CMA) to determine a prospective home's Fair Market Value (FMV). In simpler terms, your Realtor will look at similar homes in the same neighborhood that have sold recently. This way, you will know whether or not the seller has their home priced fairly. If the home is priced over Fair Market Value, your Buyer's Agent can present your "under asking price" offer with plenty of firepower – and a greater chance that the offer will be accepted.
5) Experience
The average person buys 3-5 homes in their lifetime. A good Buyer's Agent will assist in 3-5 home purchases every month. What might seem complicated and intimidating to you is fairly common and familiar to your Realtor. Your Buyer's Agent will know what to expect, and will know when to alert you if anything out of the ordinary occurs.
6) Industry Contacts
It takes a lot of people to close a real estate transaction – Buyer's Agent, Listing Agent, Loan Officer, Inspector, Appraiser, Insurance Agent, General Contractors, and sometimes more! A good agent will come with a strong closing team that has performed in the past, and will continue to perform. A transaction is only as strong as its weakest link – with your strong Buyer's Agent & their closing team, you can rest assured that you will have plenty of support.
7) Piece of Mind
If you are like most people, your home is the largest purchase you will ever make. The average person spends around 1/3 of their total monthly income on their home. This is a big decision and you don't want to go at it alone. When you use a trusted Buyer's Agent, you know that your best interests are accounted for, and that you can feel confident in your purchase.
Purchasing a home can be a fun and exciting process. However, the home buying process can be intimidating, and mistakes are possible. A Realtor who specializes in working with Buyers can help alleviate the fears & possibilities for mistakes. Make sure and use a Buyer's Agent on any real estate transaction, and you will help ensure that you are making the right decisions.
Important Information about Licensing, Certification and Inspectors:
In our real estate practice, many clients tell us they want to know as much as possible about the reputation of the Builder/developer, the quality of the construction and the amenities of the community and surrounding area. The state of Georgia is in the process of implementing licensing for builders, but it will not be in effect until January 2008. This means that Georgia currently still has no active licensing requirements for builders.
Certification:
Many builders are certified by The Housing Institute, Inc. as a Certified Professional Home Builder.
Reasons why a consumer would want to buy from a CPHB Member:
The mission of the Certified Professional Home Builder Program is to connect the public with Home Builders who are dedicated to maintaining the highest level of professionalism, customer service, and homeowner satisfaction.
To become a Certified Professional Home Builder a builder must have 3 or more years of building experience.
A Certified Professional Home Builder must derive their main source of income from home building.
All Certified Professional Home Builders must build to the standards set forth in the Homeowner Handbook or their company’s equivalent.
Have an Approved Limited Warranty.
A Certified Professional Home Builder must offer mandatory binding arbitration.
All Certified Professional Home Builders must maintain appropriate insurance coverages, including builders risk, general liability and other insurance required by law, i.e., workers’ compensation.
In order to become a member of the Certified Professional Home Builder Program, the builder must provide written references from a financial institution, homeowners, trade contractors and material suppliers.
All Certified Professional Home Builders must maintain membership in their local home builders association and also abide by the National Association of Home Builders’ Code of Ethics.
In order to become and stay a member of the Certified Professional Home Builder Program all builders must maintain a certain number of building permits a year or maintain a certain cumulative dollar revenue from home building.
All members of the Certified Professional Home Builder Program must attend an orientation session presented by The Housing Institute, Inc. regarding what certification entails, including their duties as a Certified Professional Home Builder.
All Certified Professional Home Builders must complete 16 hours of continuing education a year and must apply for recertification annually.
EarthCraft House:
Also, some builders are known for developing energy efficient homes through the EarthCraft House™ Program, a blueprint for healthy, comfortable, affordable homes that reduce energy and water bills and protect the environment. The goal is to help Atlanta’s home builders, renovators and developers become leaders in smart growth management and environmental stewardship. EarthCraft House is a voluntary green building program that provides a model for healthy, comfortable homes that help reduce utility bills and protect the environment. The EarthCraft House certification process follows a checklist designed to verify that each EarthCraft home addresses site planning, energy efficient techniques and equipment, waste management and indoor air quality.
Universal Design:
Many builders have included architectural features that allow a person to “age in place”. The design of products and environments to be usable by all people, to the greatest extent possible, without the need for adaptation or specialized design. This concept is called universal design, and includes 7 principles:
PRINCIPLE ONE: Equitable Use
The design is useful and marketable to people with diverse abilities.
Guidelines:
1a. Provide the same means of use for all users: identical whenever possible; equivalent when not. 1b. Avoid segregating or stigmatizing any users. 1c. Provisions for privacy, security, and safety should be equally available to all users. 1d. Make the design appealing to all users.
PRINCIPLE TWO: Flexibility in Use
The design accommodates a wide range of individual preferences and abilities.
Guidelines:
2a. Provide choice in methods of use. 2b. Accommodate right- or left-handed access and use. 2c. Facilitate the user's accuracy and precision. 2d. Provide adaptability to the user's pace.
PRINCIPLE THREE: Simple and Intuitive Use
Use of the design is easy to understand, regardless of the user's experience, knowledge, language skills, or current concentration level.
Guidelines:
3a. Eliminate unnecessary complexity. 3b. Be consistent with user expectations and intuition. 3c. Accommodate a wide range of literacy and language skills. 3d. Arrange information consistent with its importance. 3e. Provide effective prompting and feedback during and after task completion.
PRINCIPLE FOUR: Perceptible Information
The design communicates necessary information effectively to the user, regardless of ambient conditions or the user's sensory abilities.
Guidelines:
4a. Use different modes (pictorial, verbal, tactile) for redundant presentation of essential information. 4b. Provide adequate contrast between essential information and its surroundings. 4c. Maximize "legibility" of essential information. 4d. Differentiate elements in ways that can be described (i.e., make it easy to give instructions or directions). 4e. Provide compatibility with a variety of techniques or devices used by people with sensory limitations.
PRINCIPLE FIVE: Tolerance for Error
The design minimizes hazards and the adverse consequences of accidental or unintended actions.
Guidelines:
5a. Arrange elements to minimize hazards and errors: most used elements, most accessible; hazardous elements eliminated, isolated, or shielded. 5b. Provide warnings of hazards and errors. 5c. Provide fail safe features. 5d. Discourage unconscious action in tasks that require vigilance.
PRINCIPLE SIX: Low Physical Effort
The design can be used efficiently and comfortably and with a minimum of fatigue.
Guidelines:
6a. Allow user to maintain a neutral body position. 6b. Use reasonable operating forces. 6c. Minimize repetitive actions. 6d. Minimize sustained physical effort.
PRINCIPLE SEVEN: Size and Space for Approach and Use
Appropriate size and space is provided for approach, reach, manipulation, and use regardless of user's body size, posture, or mobility.
Guidelines:
7a. Provide a clear line of sight to important elements for any seated or standing user. 7b. Make reach to all components comfortable for any seated or standing user. 7c. Accommodate variations in hand and grip size. 7d. Provide adequate space for the use of assistive devices or personal assistance.
Inspectors:
More home buyers are learning the benefits of hiring a professional home inspector to protect them during this process. However, very few know what credentials to look for when selecting a home inspector. Use the following guidelines to obtain a home inspector who is best able to identify and protect your needs:
Are you a member of any professional organizations?
Numerous organizations, associations and societies only require payment of the membership fee and possibly an initiation fee to join. Others require that the inspector attend training. Full membership of the Georgia Association of Home Inspectors and the American Society of Home Inspectors requires that Full members perform a minimum 250 inspections, take comprehensive exams and obtain continuing education each year. The Georgia Association of Home Inspectors also requires that Full members be certified in all four disciplines of the International Residential Codes which are Building, Electrical, HVAC, and Plumbing.
For more information, contact:
Georgia Association of Home Inspectors (GAHI)
(770) 952-7811 or (800) 521-5193 www.GAHI.com
American Society of Home Inspectors (ASHI)
(770) 989-2588 www.ashigeorgia.com
What code certifications do you have?
The word “Certified” does not necessarily indicate CODE certified. Some inspectors obtain only the Building Inspector certification and then present themselves as code certified. They omit the plumbing, electrical and mechanical certifications. A qualified inspector should have the ICC® Residential Combination Inspector certification as a minimum. A home inspector’s credentials can be verified at the ICC® website:http://www.iccsafe.org/e/certsearch.html.
Where did you receive your certifications?
The International Code Council® is the model code organization that provides meaningful certifications for inspectors in Georgia.
How many continuing education hours do you receive each year?
The minimum should be 20 hours annually.
How long have you been performing home inspections?
This question is not as important as the qualifications listed above. Quantity does not equal quality. The inspector with thousands of inspections performed according to poor or no standards of practice is not necessarily the equivalent to the CODE certified inspector with several hundred inspections done properly.
How long should my inspection take?
The inspector may ask you for some information about the home you are purchasing before answering this question. Generally, inspections take a minimum of two hours for a small home on a slab; others can take longer. Factors that may affect the inspection time are age of the home, size, general condition (for example, distressed properties require more time) and whether the home has a basement or crawl space.
Do I need to be present for the inspection?
Many inspectors will want you to participate in the inspection if possible. Being present is educational and will give you a better understanding of the home. If you are unable to attend the entire inspection, then you should plan to be present for at least the last hour.
What type of reports do you provide?
Inspection reports of new construction should always include references for all identified code violations. Beware of a very short report or one that consists of only checklists. Some reports may be extensive but contain a considerable amount of generic information not specific to your home. Many times explaining the defect or deficiency is as important as noting that it exists.
Can I call you if I have questions after the inspection is completed?
The answer should be YES! Most good inspectors rely on referrals from satisfied clients for future business. Answering follow-up questions is a great way to stay in touch with clients and to ensure customer satisfaction.
How much will my inspection cost?
Notice, this is the very last question to ask. If the inspector is not qualified, you will not get this far so don’t waste your time. The inspector may have enough information from the questions and answers regarding the time, but he or she may also ask about specific equipment, such as how many HVAC systems are present, etc. before answering the question. Generally, you should expect $300 to $400 for a basic three-bedroom, two-bath home less than 20 years old. However, type of construction and other factors may result in a higher price. Generally, veteran inspectors will quote higher prices as they are more experienced and often will take additional time to perform a more thorough inspection. Unfortunately, more knowledge does not necessarily result in quicker inspections. If you are getting prices that seem too good to be true, ask yourself what part of the inspection is the inspector leaving off in order to give you a lower price?
