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Have the best of both worlds! Live in the city but feel like you are in the countryside! A one-of-a-kind home in the city of Atlanta! Winner of Atlanta Urban Design Commission Award of Excellence. Originally, 2 1900 farm hand homes that were moved from Kennesaw and made into one home to make this amazing piece of property. The project took two and a half years to complete! Every part of the two homes that could be, was salvaged. 

The home sits back from the street with multiple indigenous plantings that bloom from early spring to late fall. Southern hospitality meets you with Hydrangeas, Magnolias, Azaleas, Rhododendrons and Camellias all blooming at different times. Entering the home, you will see original 1900 shiplap and the heart pine flooring that you simply can’t find today. To the left you will greet your guests in the parlor with an original wood burning fireplace. To the right you will find the large dining room containing built-in bookshelves and gas fireplace. In total there are 6 working fireplaces throughout the home. 

Moving to the rear of the main home, you enter the brick floored kitchen and art gallery. The kitchen boasts an 8×6 foot Carrera marble island, 48-inch ILVE Italian range with griddle and hidden 48-inch Subzero fridge. Truly this is a Chef’s kitchen that is built for entertaining! To the other side of home is a bedroom and bath on the main floor with soaring ceiling, original 1900 siding and original doors. 

Arriving upstairs you will see the gorgeous 12-inch heart pine flooring that leads out to your second story covered porch which is perfect for morning coffees. To the back is the office with floor to ceiling windows overlooking the beautiful brick courtyard. Upstairs is an additional secondary bedroom with working fireplace and full ensuite bath. Across from this is the owner’s suite with 2-sided fireplace, heart pine floors, custom California closets and beautiful Soaking tub. 

Once outside thru the brick courtyard you will see the oversized 2 car garage with tons of attic storage. Keep strolling to see the original 1930s home that now serves as an Au Pair or guest house. Approximately 800 square feet, this beautiful dwelling can serve as additional income, an in-law suite, or an office suite with its 1 bedroom, newly renovated kitchen, and great over all space. Recently added covered parking allows parking for 5 cars. 

2806 Alston Drive Atlanta GA 30317

To the right of the guest house, you will see the 14X28 heated Saltwater pool and Cabana with electrical, fan and tv. For those evening parties, the pool is surrounded by ground can lights that guide the way from the main home to the pool. Just past the pool is the pool house with bath, shower, and kitchenette. 

A fence separates the main property from the back property with perennials, peach trees, pear trees and blueberry bushes. Walk further and you will see a small garden and an additional grassy area perfect for Tennis courts, pickleball courts or a bocce ball court. New roofs, New HVAC, etc…The location cannot be beat overlooking the 1st green of East Lake Golf Club. Just a short stroll to Poor Hendrix, La Fonda, Perc Coffee, and Oakhurst. And just minutes to I-20, I75/85, The Airport, Drew Charter, and all of Decatur!

Interested in touring 2806 Alston Dr for yourself? Visit the listing page, here, and request a tour! We can’t wait to show you around! 

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What the new FICO scoring system means for homebuyers

Recently, FICO, one of the largest credit scoring companies in the world, announced that it will be rolling out a new credit scoring system in 2023. This new system, called FICO 10 T, aims to provide a more accurate picture of a consumer’s creditworthiness by taking a more holistic approach to credit scoring.

So, how will the new FICO scoring system affect home buyers? Let’s take a closer look.

What is FICO 10 T?

FICO 10 T is the latest version of FICO’s credit scoring system. It will use the same 300-850 point scale as previous versions of FICO, but it will take a more nuanced approach to credit scoring.

FICO 10 T will look at trends in a consumer’s credit behavior over time, rather than just their current credit utilization and payment history. This means that if a consumer has a history of responsible credit behavior, but experiences a setback like a missed payment or a high credit utilization rate, their score may not be as negatively impacted as it would have been under previous FICO scoring systems.

Additionally, FICO 10 T will differentiate between consumers who have revolving credit (like credit cards) and those who have installment loans (like mortgages or car loans). This is designed to recognize that consumers who have successfully managed installment loans may be better credit risks than those who only have revolving credit.

How will FICO 10 T affect home buyers?

The new FICO 10 T scoring system could have several impacts on home buyers.

First, consumers who have a history of responsible credit behavior but have experienced a setback (like a missed payment or high credit utilization rate) may see less of a negative impact on their credit score under FICO 10 T than they would have under previous FICO scoring systems. This could make it easier for these consumers to qualify for a mortgage or secure a better interest rate.

Second, consumers who have successfully managed installment loans (like mortgages) may see a boost to their credit score under FICO 10 T. This could make it easier for these consumers to qualify for a mortgage or secure a better interest rate.

Third, lenders may be more willing to work with consumers who have less-than-perfect credit under FICO 10 T. This is because the new scoring system takes a more nuanced approach to credit scoring and recognizes that consumers who have had setbacks can still be good credit risks.

FICO scoring system and homebuyers

The new FICO 10 T scoring system could be good news for home buyers. Consumers who have a history of responsible credit behavior may see less of a negative impact on their credit score if they experience a setback, and those who have successfully managed installment loans may see a boost to their credit score. Additionally, lenders may be more willing to work with consumers who have less-than-perfect credit. However, it’s important to remember that credit scores are just one factor that lenders consider when evaluating a mortgage application, and other factors like income and debt-to-income ratio will also play a role in the lending decision.

Interested in starting the home buying process? Click here to connect with a Sage & Cedar agent!

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Contract to Closing

01. Inspection Period – Before putting your home on the market, it’s essential to address any necessary repairs. A little bit of prep work can go a long way in making sure your home inspection goes smoothly and helps you sell your home with ease. 

02. Appraisal – If a buyer is getting financing, it’s inevitable that the home will be appraised. Don’t let your home appraisal take a hit! Your listing agent should prepare you with a CMA and, if it’s an option, make sure you request an appraisal gap stipulation from the buyer.

Selling made Easy

03. Buyers Mortgage Loan Approval – Typically a buyer has 35-45 days for loan approval, but this does depend on the terms accepted on an offer from the buyer. A good tip is to make sure the lender has already taken the buyer through underwriting before accepting the offer.  

04. Closing – Embrace the bittersweet nature of closing day. Celebrate the accomplishment, reflect on your memories, and look forward to what’s next. Selling your home can be an easy process if you’re prepared and willing to put in the time and effort. With the right preparation and approach, you’ll be able to find a buyer quickly and move on to your next adventure.

Looking to start the selling process? Visit us here for a free home valuation and to find out your next steps!

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A few reasons you should hire Sage & Cedar Real Estate!

01. We have specialized knowledge of the real estate market and can help you find the best deal on a property – The agents with Sage & Cedar are well-connected in the industry and can access resources that you may not have access to, such as market insights, off-market listings, and more. 

02. We can also help you navigate the legal and financial aspects of a real estate transaction – Real Estate contracts are wordy! Sage & Cedar is all about education when it comes to working with our clients. Making sure you understand these legally binding contracts is so important. 

03. We have experience negotiating the best price for buyers and sellers and can help you determine a fair market value for a property – There are so many things that go into pricing a home for the market AND pricing a home when making an offer. Making sure we price your home right the first time and we help you make the most informed offer we can isn’t luck. It’s skill and know how!

More reasons you should hire Sage & Cedar Real Estate

04. We can provide valuable advice on everything from staging your home for sale to making sure the paperwork is in order – We cover everything from a to z. Listing your home and managing the sale is a full time job. A few examples include listing your home on the mls, managing showings, negotiating contracts, keeping up with timelines, etc.

Whether you are a buyer or seller, Sage & Cedar is the right call for you. Interested in starting your home buying journey? Click here. Getting ready to list your home? Chat with us here!

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3 Reasons to Sell your Home Now!

01. The Buyer Pool is Expanding – Interest rates have gone back down, which means the buyer pool has opened back up! Buyers are entering the market again after a slow fall and winter market. Spring is usually a great time to list, even more so in 2023.

02. More Buyer Competition means a Quicker Sale – More buyers in the market usually means more competition between buyers. More competition between buyers creates better terms for sellers! These terms include higher prices, shorter contingencies, and quicker home sales. 

Experts say the Atlanta home market is one of the strongest in the county

03.  Taking advantage of your equity – Experts say the Atlanta home market is one of the strongest in the county! Home owners are slated to collect on 5-10% more equity in 2023! With the small amount of inventory pushing home prices north over the next year, your home could fly off the market over list price if you’re working with the right agent!

If you’re considering a sale, make sure to consult with a real estate agent and other professionals to ensure you get the best possible outcome. Our Sage & Cedar agents will take you through the process, give you price suggestions, and connect you with the appropriate vendors! Click here to start your home selling journey! 

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Why do I need a listing agent to list my home?

Your listing agent is someone who can navigate you through this process of prelisting, listing, choosing offers, appraisal issues, legal issues etc. Working to maintain the listing and all that comes with it is a full time job! Let’s look a little more into the job of your listing agent:

01. Setting a listing price – Your agent will visit your home, inquire about updates, repairs, defects, etc. They will also check the market for comparable listings in your neighborhood. After becoming well informed, your agent will suggest a list price for your home.

02. Suggest repairs and upgrades – Experienced listing agents know what it takes to sell. Any repairs or upgrades suggested by your agent will help the home stand out from other properties in a potential buyers price point.

03. Staging – Having a home staged and decluttered will show your home in the best light possible. Your agent can suggest local stagers to help you declutter, design, and even bring in new furniture during the listing period to help potential buyers see themselves in your home!

04. Photograph – Your agent will hire professional photographers to take listing photos for the MLS. Photos are the public’s first impression, so professional photos are important. Good lighting and photo quality will make your home stand out from the crowd!

Hiring a real estate agent to list your home is one of the most important things you can do.

05. List – Licensed agents have access to the MLS (multiple listing service). This is where they list your home to share with partner websites, other agents, and qualified buyers. Agents will make sure they have all the correct information from public records, builders, and surveyors before they list.

06. Market – Open houses, virtual tours, and email blasts are just a few ways your agent will market your home to agents and their buyers. During the marketing period, your agent will be fielding phone calls, emails, and text messages about your home. They will also make sure the agents and interested buyers has all the correct information they need to make an offer. 

07. Negotiate – Knowing the process, how long certain contingencies take, and what buyers are qualified are just a few of the ways your agent will help you negotiate any potential contracts. Having the knowledge to keep you protected is a huge part of your agents job. 

08. Keeping up with timelines – Once you have a contract your agent will keep you updated on any upcoming timelines and coordinate with the lender, attorney, appraiser, inspector, and buyers agent. Missing a timeline could end up costing you money. 

Interested in listing your home with Sage & Cedar? Click here for a free listing guide or to connect with a Sage & Cedar agent!

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How much does it really cost to list your home for sale?

01. Home Repairs- Before you list, your agent will walk your home with you and suggest repairs. Some sellers may even do a prelisting inspection to keep any inspection hurdles from slowing down the escrow process. If a buyer finds a repair needed through inspection, and you were not previously aware of it, it could be a cost you were not expecting.

02. Staging – Is your home vacant? If so, your agent may suggest staging it. It’s much easier for a potential buyer to imagine themselves in a home that is already staged. There are different types of staging from a “Home Edit”, where the stagers use the sellers furniture to create a welcoming space, all the way to a partial renovation. Including paint, flooring, and so much more.

03. Property taxes – If your tax bill has not come out for the year, the closing atty will estimate and prorate the taxes at closing. You will pay your portion of the taxes from Jan 1 until the closing date to the buyer. When the tax bill comes out for that year, the buyer will already have your portion escrowed along with what they owe!

Learning about the cost of listing your home ahead of time will keep you organized and prepared for what’s to come!

04. Commissions – Agents work on commission. Typically this commission is 6% of the home sale price with 3% going to listing broker and 3% going to selling broker. Once the broker gets paid, your agent will get a split of this amount which pays for the marketing they did, the signage, the photos, potential staging, an fmls fee and their time working for you. 

05. Capital gains – When you sell a home for more than you paid for it, that counts as a capital gain and may need to be reported on your tax return. Many homeowners can exclude up to $250,000 of profit ($500,000 for married couples filing jointly) if it was your primary residence for at least two out of the previous five years.

Other costs can include Seller paid closing costs, repairs needed to be made after the inspection and other various costs. Consult with your agent to get a better idea of what your specific home sale will cost! Interested in listing your home with Sage & Cedar? Click here for a free listing guide or to reach out to a Sage & Cedar agent. 

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01. Prepare financially – This can mean different things to different people but the big takeaways here are 1. Paying down large debts  2. Improving your credit score and 3. Putting aside funds

02. Talk to an agent – Your agent will take you through the process and answer any questions you may have up front. It’s important to have this meeting sooner than later. Before having your credit pulled by a lender and paying out any money

03. Talk to a lender – A lender will tell you what you can afford and help you nail down an ideal purchase price. A lot of buyers work backwards with their lender. They will tell them what they’d like to pay in a monthly mortgage and decide on the price point from there. After meeting with a lender, they will ask you to fill out a pre approval application to confirm your financial situation.

04. Determine your wants/needs – Lots of things go into choosing a home, and neighborhood is a deciding factor for some people… others are more concerned with square footage and finishes. 

When you see a home you’d like to tour in person, let your agent know and they will schedule the tour and accompany you.

05. Tour homes with your agent – Your agent will set you up on a client portal that allows you to see all homes listed on the MLS within your criteria. When you see a home you’d like to tour in person, let your agent know and they will schedule the tour and accompany you.

06. Submit an Offer – Find a home you love? Let your agent know and they will start the offer process. This includes talking to the listing agent, putting together a CMA, and completing the offer forms.

07. Offer Accepted – Once your offer is accepted, you will start the escrow process. This means the seller takes the property off the market while you secure financing. This can take anywhere from 14-60 days.

08. Closing – Once financing has been secured, you can close on your home. This is when the downpayment and closing costs are paid. Once you sign your closing documents you can take possession of the property! 

Interested in starting your home buying process? Click here to connect with a Sage & Cedar agent, talk about the market, your wants/needs, and next steps!

Want to browse the newest listings? Search for property here!

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Let’s see how to get your home ready to sell!

01. Do your own walkthrough as if you were a potential buyer – Buyers see things you may be looking past. Enter your home as if you’re seeing it for the first time. Make note of things that pop out and things that aren’t ideal. Make those changes if possible. 

02. Make sure all landscaping is refreshing & tidy⁠ – Your curb appeal will let potential buyers know what to expect inside. If the yard is a mess and the exterior of the home is unkempt, they may not make it past the front door. Clean up your front yard by mowing the lawn, mulching, and planting some bright flowers. 

Confirm the age of your home’s roof, HVAC, water heater, & gutters

03. Consider hiring a professional real estate photographer⁠ – Professional photos will draw buyers to your home online. It will showcase your home in the best light and give buyers the incentive to come see this wonderful home in person. 

04. Fill out a Seller’s Disclosure – Confirm the age of your home’s roof, HVAC, water heater, & gutters. Buyers will want to know this information⁠. You can provide it, along with what is being included in the sale of the home (think chandeliers, mirrors, washer/dryer, fridge) on the seller’s disclosure.

Thinking of listing your home? Click here for a FREE listing guide and home valuation! We look forward to hearing from you!

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The top 5 tax deductions you can get as a seller

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01. Selling costs⁠ – Any fees associated with selling your home can be deducted from your taxes for that year. 

02. Home improvements and repairs⁠ – Did you do any repairs or upgrades before or during the home selling process? Save those receipts and invoices!

03. Property taxes⁠ – You can deduct up to $10,000 in property taxes if you’re up to date on all your taxes.

With tax season coming to a close, make sure you talk about these deductions with your planner (or even just your tax software— if that’s your style!)⁠

04. Mortgage interest⁠ – You can deduct the interest on your mortgage for the portion of the year you owned your home. 

05. Capital gains tax – Under 2018 tax code, new homeowners and sellers can deduct the interest on up to $750,000 of mortgage debt.

Selling your home this year? Save this blog and click here for our listing guide or to find out the value of your home!

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