Natasha Baghaei

Zillow’s ‘simplified’ listing standards make the MLS optional

Key points:

Zillow’s Listing Access Standards, originally unveiled in April 2025, have been revised to focus on broad access rather than timing or MLS requirements.
The updates, Zillow said, were driven by shifts in the “the listing landscape” over the past year, including major acquisitions and MLS rule changes.
One notable revision? Listing brokers can make their listings “broadly accessible” — a key tenet of the updated policy — without adding them to the MLS.

Nearly a year ago, Zillow took a definitive stand on listings transparency — a topic the company’s leadership had been vocal about for months — announcing new Listing Access Standards barring certain types of pre-marketed listings from its websites.

The policy prohibited listings that had been publicly promoted to consumers but not made widely available via the MLS. That included Compass listings that had gone through the first two phases of the brokerage’s 3-phased marketing strategy: Private Exclusives and Coming Soons.

The industry response was swift, with some brokerages endorsing the move and others condemning it. Compass went a step further, suing Zillow last June, but the search giant stood firm, vigorously defending its policy and stance on private listings.

But an announcement this week — alongside an update to those listing standards — suggests that Zillow is willing to adjust its approach.

Zillow’s big shift

On March 17, Zillow unveiled a new product, Zillow Preview, that would allow participating brokerages to display pre-market listings exclusively on Zillow websites (and their own brokerage sites) — as long as they still complied with local MLS rules.

Behind the scenes, the company also revised its Listing Access Standards. In a blog post published that same day, Zillow said its “focus on the importance of a transparent real estate market hasn’t changed” — but “the listing landscape around it has evolved over the past year, and we’re updating our standards to reflect that reality while staying true to the same consumer-first approach we’ve had since our founding.”

The three main factors driving that evolution, according to Zillow, are acquisitions by “brokerages that aim to proliferate hidden listings in private listing networks”; decisions by some MLSs to relax their rules “to the detriment of consumers”; and a more consolidated, less competitive marketplace that disadvantages some agents and brokers.

“At the same time,” Zillow added, “agents have consistently told us they want tools to build interest in a home before it officially goes active — while still reaching a broad pool of buyers” — something Zillow Preview aims to provide.

How Zillow modified its listing policy

The updated listing standards have been “simplified” and “designed to give agents flexibility,” Zillow said. These are some of the key changes:

No mention of specific timing. The original standards required listings to be added to the MLS within one business day of publicly marketing the property. The updated standards do not include any timelines.

Listing on the MLS is optional: Not only has the 24-hour requirement been removed — agents can skip the MLS altogether. As long as the listing is “broadly accessible to the general public in a manner that provides open access,” an agent can go with the MLS or choose a different option, such as a public-facing website or home search portal, according to Zillow’s website.

A Zillow spokesperson emphasized that the revised standards “do not replace MLSs or change agents’ obligations to the MLS in any way,” and “do not encourage bypassing MLSs.” Agents must still comply with all local MLS rules.

‘Public marketing’ definition removed: Before the update, the standards included a long list of tactics that qualified as “public marketing,” such as yard signs, social media, public-facing websites and open houses. The new standards omit this list, instead focusing on the concept of “broad access.”

‘Gated’ marketing not allowed: The old standards prohibited selective marketing, but that rule was tied to Zillow’s now-removed definition of public marketing.

The updated standards address the same issue but target specific brokerage marketing strategies, stating that if consumers must “work with the listing brokerage to get access to the listing” — such as having to register to see listings or reach out to a brokerage directly for access to its private listing network — it fails to meet the “broadly accessible” test and will not be displayed on Zillow.

Reframing ‘private listings’: Both the original and revised standards allowed for truly private listings that had been shared only within a brokerage or explicitly kept private at the request of the seller.

But the updates clarify that if pseudo-private listings, or even “the existence of a broker’s exclusive inventory of listings” were ever marketed to consumers via a private listing network or behind a registration wall, they will not be permitted.

This story has been updated with additional comments from a Zillow spokesperson regarding MLS requirements.

Real Estate News

Buyers have more leverage this fall — but less enthusiasm

Key points:

The 30-year fixed-rate mortgage ticked higher this week and is expected to remain around 6.3% in the early days of the federal government shutdown.
But mortgage rates could become volatile if the shutdown drags on and deepens economic concerns.
With fewer buyers looking for homes, those who are active in the market still have a chance at making deals with sellers who need to act now.

With the federal government shutdown firmly in place, the already sleepy housing market appears to be preparing for a slumber.

Mortgage rates ticked up slightly this week while loan applications and pending sales slowed significantly, the latest economic data indicates.

Mortgage rates rise, applications fall

According to Freddie Mac’s weekly survey, the 30-year fixed-rate mortgage averaged 6.34% as of Oct. 2 — up from 6.3% one week earlier and up from the weekly average of 6.12% a year ago.

Meanwhile, mortgage applications fell 12.7% compared to one week earlier, with the Mortgage Bankers Association (MBA) attributing much of the slowdown to a decline in refinance applications. The unadjusted purchase index dropped 2% week-over-week but was up 16% year-over-year.

“After the burst in refinancing activity over the past month, this reversal in mortgage rates led to a sizeable drop in refinance applications, consistent with our view that refinance opportunities this year will be short-lived,” said Joel Kan, MBA’s vice president and deputy chief economist.

Delayed data could affect Fed action

Mortgage rates are expected to remain within a narrow range amid the government shutdown in part because there will be little government-released economic data to serve as a guide. While Freddie Mac continues to release mortgage rate survey results, the Bureau of Labor Statistics’ Oct. 3 jobs report is expected to be delayed.

This lack of economic data will likely impact the Federal Reserve’s next decision on whether to continue cutting short-term interest rates, noted Selma Hepp, chief economist at Cotality. The Fed, which cut rates for the first time this year at its September meeting, is next scheduled to meet Oct. 28-29.

“If these reports are delayed, the Fed may hold off on adjusting rates simply because they’re flying blind, even if the broader economy calls for action,” Hepp said. “If the market senses a delay in Fed actions due to missing data, it can spark extra volatility.”

Pending sales slow following a decent August

After a healthy jump near the end of the summer, pending sales appear to be slowing down. An Oct. 2 Redfin report estimated that pending sales fell about 1% year-over-year in the four weeks ending Sept. 28 — the biggest drop in almost five months.

The report flagged high home prices (which were up 2.5% year-over-year), a slowdown in new supply and widespread economic uncertainty as the biggest market headwinds.

On a positive note, buyers have more negotiating power — and sales of starter homes are on the rise.

Deals still possible for home shoppers

“For buyers, there are deals to be made,” said Jason Gale, a Redfin Premier agent in New Orleans. “People who need to move are still out there house hunting, and they’re finding that it’s a good time to negotiate with sellers, especially for homes that have been on the market for longer than a few weeks. Most buyers are able to get a discount on the price or significant help with their closing costs.”

That increase in buyer leverage is translating to more price reductions, according to an Oct. 2 Realtor.com report. About 1 in 5 homes had a price reduction in September, with most cuts occurring at lower price points.

“September’s trends show a housing market increasingly tilting in buyers’ favor, with a rising inventory of homes for sale, longer days on market and more competitive pricing,” said Danielle Hale, chief economist at Realtor.com.

Real Estate News

Why are mortgage rates so hard to predict?

Key points:

Since mortgage rates are more contingent on the overall economy than real estate specifically, it is difficult to forecast when they will rise and fall.
This year’s tariff wars and resulting concerns about inflation delayed what was expected to be a downward trend in mortgage rates.
A weakening labor market could send rates lower, but economists expect this to occur gradually — and with a few bumps along the way.

As the real estate industry waits for mortgage interest rates to drop into a range that’ll spark homebuyer activity, guessing when rates will rise and fall has become a frustrating game for many due to how intertwined these shifts are with other economic factors.

It would be simpler if mortgage rates were only tied to housing supply and demand. But rates are affected by so much more — and the economic surprises that can pop up from one day to the next make forecasting difficult.

A prime example of rate unpredictability occurred last September when the Federal Reserve began cutting short-term interest rates. While this kind of move can push mortgage rates in the same direction, rates instead went the opposite way amid growing inflation concerns.

For Daryl Fairweather, chief economist at Redfin, the biggest surprise in the past year has been the tariff war and its impact on rates.

“It’s hard to think back to this time last year, but at least for me I did not think the tariffs were really a possibility,” Fairweather told Real Estate News, adding that she’d thought the tariffs proposed at that time by then-presidential candidate Donald Trump would become an unfulfilled campaign promise.

“That is why the Fed hasn’t been able to cut interest rates, and that’s why we still have this rate environment we’re in,” Fairweather said.

A tug of war over inflation, weakening labor market

Inflation and job market shifts are both strong influences on 10-year treasury yields and mortgage rates.

The impacts of Trump’s tariffs continue to surprise economists. While inflation has ticked up, companies have so far avoided passing many of the cost increases on to consumers. Instead, the job market started weakening as those companies began focusing on lowering labor expenses as a strategy for cutting costs.

“Instead of prices going up, it seems to be that the impacts are perhaps jumping straight to the labor market, which I think is what Jerome Powell was starting to show concern for,” Fairweather said, referring to the Fed chair’s Aug. 22 speech at the Jackson Hole Economic Symposium. Powell’s comments, which suggested a September short-term interest rate cut is possible, sent 30-year mortgage rates closer to the 6.5% range.

So what does this mean going forward? Fairweather expects mortgage rates to eventually drop closer to 6%. But that process will be bumpy, and it could take longer than many potential buyers would want — possibly a couple of years.

“If you wait that long, you might be facing a rent increase or higher home prices,” Fairweather said. “The thing that I always try to tell homebuyers and homesellers is that you can’t really time the economy, but you can time your own life.”

What could make rates fall faster?

For those looking for a quicker drop, the narrowing spread between mortgage rates and the 10-year treasury yield might offer some hope. According to a recent Redfin report, the spread as of Aug. 22 was at its lowest level in three years, with room to narrow further. A low spread tends to lead to lower mortgage rates.

In the report, Chen Zhao, Redfin’s head of economics research, compared the spread to “a restaurant meal,” explaining, “The treasury yield is the cost of raw ingredients, the mortgage rate is the price of the meal on the table, and the spread is the restaurant’s markup, which covers the cost of the chef, rent on the restaurant, profit margin,” and so on.

“Regardless of the cost of raw ingredients, if the restaurant has a lower markup, that lowers the customer’s bill,” Zhao said. “Similarly, regardless of the Fed’s actions, a lower mortgage spread helps lower mortgage rates.”

Given that the spread is only one factor, most real estate economists are expecting a slow but steady improvement, with snags along the way. The good news for buyers is that the market no longer favors sellers to the extent that it did during the pandemic frenzy, noted Mark Fleming, chief economist at First American.

“For those prospective buyers who have been waiting on the sidelines, the housing market is finally starting to listen,” Fleming said.

Real Estate News

‘Unfiltered’: Why agents should lean into ‘provocative marketing’

Editor’s note:The Real Estate Insiders Unfiltered podcast explores the people and forces that shape the real estate industry. Check out our top takeaways and this episode from NextHome CEO James Dwiggins and Keith Robinson, NextHome’s chief strategic officer.

The views, thoughts and opinions expressed in the Real Estate Insiders podcast belong solely to the podcast creators and guests.

On this episode of Real Estate Insiders Unfiltered, tech developer Will Grewal explains which marketing tactics “always win” and what kind of technology benefits agents most in an industry that is embracing AI more by the day.

The HomeStack CEO started his proptech company, which builds personalized real estate apps, “because real estate tech is messy.” Thirteen years after launching the business from the dorm room Grewal shared with co-founder Matt Potter, HomeStack has now “gone all in on AI” — and he believes agents should do the same.

AI will ‘level the playing field’: From ElevenLabs to HeyGen, there are many tools agents can use to help their business “really thrive,” said Grewal, who considers himself an “AI optimist.” Technology won’t replace agents — instead, he predicts those who learn to use it will replace those who don’t.

Agents “are some of the most tenacious entrepreneurs on this planet,” he said. “What AI really does is, it commoditizes data and makes it invisible,” an evolution that he thinks will “level the playing field.”

Could AI boost buyer confidence? Grewal hopes so. He thinks it can provide more transparency around pricing and other factors, which in turn could reassure buyers and prompt them to act sooner.

“What if AI can create more confidence and visibility of information to create more liquidity and more transactions?” Grewal wondered. “I think that could be a direction in which we’re heading.”

‘Provocative marketing’ and personalization will be key: Confidence matters for agents too. “As real estate agents, we have to be bold, we have to be courageous and we have to be a little bit provocative when it comes to, ‘What are my value props?'”

Grewal believes agents of the future will succeed by leaning into personalization. “Provocative marketing and hyper-personalized messaging always win — let’s not lose sight of that,” he said.

“I think we’re going to shift from search to curation,” Grewal added. As AI becomes even more prevalent, information will be “hyper-personalized and delivered in a way that consumers have never seen.”

Is a custom website still necessary? Yes, Grewal said, because consumers are still searching for agent names online “to develop trust and credibility.”

“Being able to have a web interface that clearly articulates what you stand for, what your value is, where your differentiation is and how I can develop a personalized relationship — outside of the Instagrams, the TikToks, the Facebooks of the world — I think is still very important,” he said.

Besides, building a website isn’t as difficult or expensive as it used to be. “I wouldn’t replace it,” Grewal said. “I would maybe just de-prioritize what your spend is.”

Real Estate News

After a year of change, KW is turning the spotlight on AI

Key points:

Mega Agent Camp will bring together nearly 4,000 attendees looking to improve their skills and thrive in a sluggish real estate market.
AI and social media authenticity will be big topics in San Antonio, with plenty of educational material about both.
The annual event comes as KW is settling in after a busy spring that included adding a private equity partner and a new CEO.

Following a transformative year for Keller Williams, one of its signature events will focus on a similarly transformative technology sweeping through the real estate industry — artificial intelligence.

Mega Agent Camp 2025, set for Aug. 11-14 in San Antonio, is focused on helping top performers continue to improve — and AI is full of opportunities for them, said Jason Abrams, head of industry and learning for the No. 1 franchise brand.

Keller Williams will be rolling out its own AI playbook, as well as bringing in some of the architects of Google’s Gemini to provide insight into what generative AI can do.

AI can give agents ‘an incredible amount of horsepower’

Although it hasn’t been around long, AI is already becoming foundational for agent success.

“Think about AI like a tandem bicycle where you’re in the front seat and you’re deciding where to turn and when to brake and how fast to go,” Abrams told Real Estate News. “AI is sitting in the tandem seat behind you, simply giving you an incredible amount of horsepower to get you there.”

Many are already embracing the efficiency aspect of AI by getting paperwork completed more quickly. But there’s another topic that Abrams said not many are talking about — lead generation and being known.

“Now you have to be known and trusted to your database, your community, the search engine and generative AI. So how exactly do you do that? We’re going to unpack it in great detail,” Abrams said.

Being known is just part of the equation, as AI’s influence grows. That’s also a topic that will receive heavy play at the event.

“The challenge today is you’re heard and seen over a screen before anyone ever meets you,” Abrams said. “So how do you marry these worlds of the digital and physical in a way that makes you more human to the database?”

KW’s Mega Agent Camp will also have its traditional features for its agents, including classes on marketing, leadership and giving back to the community.

How KW is adjusting to change

The more than 3,900 participants will also get a big dose of co-founder Gary Keller, who will weigh in on the real estate economic landscape as well as the AI discussions.

Since taking on Stone Point Capital as a strategic investor and hiring Chris Czarnecki as CEO in March, Abrams said Keller has been engrossed in coaching, writing and “literally living inside the education department” at KW.

“It’s awesome, it feels like the 1980s all over again,” Abrams said, referring to the early years of KW’s history of growth and learning.

As for the new private equity partners and CEO, Abrams said the biggest change he’s seen in the past five months is improvements to the operational back-end of the business, allowing the rest of KW to focus on its original vision.

“We’re a people development company that wants to build lives worth living and businesses worth owning,” Abrams said. “That hasn’t changed.”

Real Estate News

3 key takeaways from a week of economic upheaval

As the dust settles following the recent flurry of economic data releases and the Federal Reserve’s July decision on short-term interest rates, some clarity on what’s happening with the housing market is emerging.

These are the three main takeaways from the economic data and decisions announced last week.

The jobs report was a big deal: The surprising downward revisions for May and June along with the lower than expected number of new jobs added in July point to a deteriorating labor market, which could impact short-term interest rates and mortgage rates in the coming weeks.

The U.S. Bureau of Labor Statistics report released on Aug. 1 has already had an impact on mortgage rates. Mortgage News Daily estimated the 30-year fixed rate averaged 6.57% on Aug. 4, down from 6.81% a week ago and the lowest level since early October 2024.

One reason for the downward drift is that more investors now expect short-term interest rate cuts to begin in September after the Federal Reserve chose to hold rates steady during its July 29-30 meeting. While not directly related, a cut in short-term rates would suggest that the economy and inflation are cooling.

This dip in rates could provide house hunters with an opportunity to lock in a deal before the summer ends, suggested Daryl Fairweather, Redfin’s chief economist. When compared to May of this year, the current drop has added roughly $20,000 in purchasing power for those with a $3,000 monthly budget, according to Redfin.

“While housing costs are still fairly high, the recent decline in rates boosts purchasing power and improves overall homebuying conditions,” Fairweather said.

Inflation concerns persist: The complicating factor is inflation, which continued to rise in June with core prices up 2.8% year-over-year. That remains above the Fed’s 2% goal and is trending in the wrong direction for a rate cut.

If the Fed does decide to cut interest rates in September amid a weakening labor market and an uptick in inflation, mortgage rates are likely to climb again.

Tariff impact is still a wild card: President Donald Trump’s early August trade deal deadline came and went, but the forecast remains cloudy since the U.S. has granted some extensions amid ongoing negotiations with many of its trade partners.

As of Aug. 4, most countries face a baseline tariff of 15%. However, several nations have been singled out for higher rates, including Brazil, Switzerland and India. On Aug. 1, Fitch Ratings pegged the effective U.S. tariff rate at its highest level in decades at 17%.

As companies work through the inventory that they built up in anticipation of tariff hikes, consumer prices are expected to climb — and that will hamper any homebuying recovery.

“In the third quarter, we can expect to see more tariff-driven inflation, which may deter the Fed from lowering borrowing rates,” said Selma Hepp, chief economist at Cotality. “Overall, this keeps consumers cautious when it comes to large purchases, like a 30-year mortgage, and homebuying will remain suppressed.”

Real Estate News

The real estate market: 5 key themes to watch this week

Key points:

New consumer confidence, pending home sales and employment reports are expected out this week, along with updated inflation data.
The Fed’s July 29-30 meeting may provide a clearer picture of how the central bank intends to handle interest rates during the second half of 2025.
Tariff negotiations continue as the clock ticks down to President Donald Trump’s Aug. 1 trade deal deadline.

This week is a big one when it comes to forecasting what the real estate market will look like over the next few months.

Along with the Federal Reserve’s July 29-30 meeting, a flood of data releases will show how the economy is doing overall. Tariff talk is expected to be intense as President Donald Trump’s Aug. 1 trade deal deadline looms. New pending home sales data is also expected out this week, while key real estate brokerages will share their earnings reports from the second quarter.

Below are some points to consider regarding how all of this information will impact real estate.

Will the Fed lower interest rates?

The expectation is that the Fed will keep short-term interest rates unchanged on July 30 — and that Fed Chair Jerome Powell will keep his cards close to the vest regarding when rate cuts might start.

The Fed is waiting for clearer data on where inflation levels and the labor market are headed, according to Sam Williamson, senior economist at First American. The picture may become clearer after the Aug. 1 trade deal deadline.

What Powell has to say after the Fed announces its interest rate decision will be important, Williamson predicted.

“Chairman Powell’s press conference remarks will be closely scrutinized, as investors seek signals on the timing and trajectory for the next rate cut. For now, the Fed appears committed to holding the line — balancing inflation risks with the need to support a slowing, but still-strong economy,” Williamson said.

Trade deals and negotiations

Earlier this week, the U.S. announced a framework trade deal with the European Union. Meanwhile, negotiations continue with China as the clock ticks down to Trump’s Aug. 1 deadline.

CNN reports that U.S. markets are very fixated on the final numbers and that a going rate beyond 20% could trigger a downturn on Wall Street. The average tax that U.S. importers are paying was around 18% prior to the deadline.

What economic data is worth watching?

The next consumer confidence report is due out on July 29. Real estate experts are interested in this information because the recent downturn in consumer confidence appears to have factored into buyers’ decision to stay on the sidelines during the slow spring market.

The median index score forecast for July is 95.4, which would be an uptick from 93 in June. Last month’s drop (from 98.4 in May) was unexpected as tariff concerns weighed on consumers despite temporary rollbacks amid trade deal negotiations.

Reports on gross domestic product, jobless claims and personal income and spending are also expected out this week, followed by the U.S. employment report on Aug. 1. New data on construction spending and auto sales will also be in the mix.

Forecasters are expecting fairly healthy spending and GDP numbers, and a slight softening in employment with an unemployment rate uptick. The Personal Consumption Expenditures (PCE) Index is something the Fed watches closely while weighing inflation.

What about pending sales?

It’s possible that this week’s forthcoming pending sales data could provide real estate professionals with some clarity amid the slow summer market.

Home sales have been sluggish, but mortgage purchase applications have been ahead of last year’s pace. Are those applications leading to signed contracts? June’s report suggested that was happening, so July’s data will reveal whether that momentum has continued.

If it has, that should lead to a rebound in home sales for August and September. But if pending sales have slowed, that could suggest that the uptick in contract cancellations is having an impact.

A big week for earnings reports

Anywhere, RE/MAX, Compass and eXp are scheduled to show how they weathered the slow spring season this week as they disclose their second quarter earnings.

Compass and eXp, which have been on opposite sides of the debate over private listings, could get some interesting questions from investors during their earnings calls in addition to sharing their outlooks for the second half of 2025.

Real Estate News

As buyers gain leverage, more are backing out of sales

Key points:

New data published this week by Redfin found that 14.9% of pending home sales fell through in June — up from 13.9% in June 2024.
Among the factors for the increase: inspection surprises, financial woes and a housing inventory uptick.
But buyers aren’t the only ones hesitating — some sellers who feel discouraged by the thought of lowering their price expectations are also waiting to list.

Homebuyers and sellers are flexing what leverage muscle they have amid the slow summer market, new Redfin data suggests.

A Redfin report published on July 21, which found that more than 57,000 pending sales fell through in June, contains tough data for agents. Last month’s 14.9% cancellation rate was the highest for the month of June since Redfin began tracking this data in 2017.

“Sellers are willing to make deals because in today’s buyer’s market, they don’t want to lose out on a sale once they have a buyer under contract,” said Van Welborn, a Phoenix-based Redfin Premiere agent. Sellers had more negotiating power when the market was competitive — but now, they are “doing whatever they can to close the deal,” Welborn noted in the report.

More buyers are backing out

The uptick in contract cancellations is a sign that buyers — who now “have leverage,” according to Crystal Zschirnt, a Redfin Premiere agent in Dallas — are being picky at closing. They could be balking at the results of an inspection report, finding a better home during that closing period or simply getting cold feet.

Finances are also playing a role in cancellations, the report noted. With 30-year mortgage rates still hovering close to 7%, some buyers are canceling once they see what their monthly payments would be.

“I’ve also heard of some buyers backing out because they’re hoping home prices or mortgage rates are going to plummet soon, even though that’s unlikely,” Zschirnt said in a press release accompanying the report.

Sun Belt metro areas, many of which are flush with inventory, had some of the highest cancellation rates. Jacksonville, Florida, topped the list at 21.4%, followed by Las Vegas (19.7%) and Atlanta (19.6%). Metros in the Northeast, where inventory is lagging, had some of the lowest cancellation rates.

Slowdown in new listings continues

Potential sellers also appear to be holding off in response to the shifting market. Another report published by Redfin on July 21 found that new listings fell 3.2% in June compared to the month before, and 3.4% compared to June 2024 — the first annual decline since October 2023.

Median days on market also rose to 39 in June, up from 32 days a year ago — another sign that buyers are beginning to get the upper hand. Meanwhile, less than one-third of homes sold in June went above list price, the lowest share for the month of June in five years.

Buyers are gaining power

“The balance of power in the housing market has shifted toward buyers because listings have piled up and demand has slowed down,” Redfin Senior Economist Asad Khan said. “Prospective sellers are feeling discouraged by this new reality. Some are reacting by staying put or renting their homes out instead of selling — especially if they’re at risk of taking a haircut.”

Redfin researchers are anticipating more of a trim than a cut by the end of 2025. According to Redfin’s May 2025 forecast, home prices are expected to decline by 1%, and 30-year mortgage rates will likely stay around 6.8% through the end of the year.

Real Estate News

Trump hints at July rate cut: Fed will ‘do the right thing’

Key points:

President Donald Trump toured the Federal Reserve’s headquarters on July 24 to view the progress of a $2.5 billion renovation project and meet with Chair Powell.
Trump, who has repeatedly called for interest rate cuts, signaled that he believes the rate cut freeze will end next week.
Meanwhile, dozens of former Fannie Mae employees filed a lawsuit this week accusing the GSE of employment discrimination.

One week after reportedly showing Republican members of Congress a draft letter informing Federal Reserve Chair Jerome Powell of his firing, President Donald Trump is now saying that won’t be “necessary” and there is “no pressure” on Powell to resign.

For months, the president has publicly criticized Powell over the central bank’s unwillingness to cut short-term interest rates. Tariff uncertainties, the risk of rising inflation and strong employment data are among the reasons Powell has cited for keeping rates frozen.

The Fed will next decide whether to lower rates during its July 29-30 meeting.

“I feel good about it,” Trump said when asked on July 24 about his relationship with Powell. “I just want to see one thing happen, very simple: Interest rates have to come down.”

Elsewhere in Washington, D.C., a lawsuit filed this week against Fannie Mae alleges that discrimination played a role in the firings of more than 60 former employees in April.

Trump has ‘very productive talk’ with Powell

On July 24, Trump became the first sitting president to visit the central bank’s headquarters since George W. Bush in 2006. The Fed building is currently undergoing a years-long renovation project estimated to cost $2.5 billion.

The renovation has been criticized by Trump and many within his administration — including Federal Housing Finance Agency (FHFA) Director Bill Pulte, who has called for a congressional investigation in connection with the project.

After Trump’s tour, a reporter asked if he believes the renovation project constitutes a “fireable offense.” Trump did not answer directly, but when pressed on why he hasn’t fired Powell, Trump explained that doing so “is a big move.” The president cannot legally remove the Fed chair without cause.

“I just don’t think it’s necessary. And I believe that he’s going to do the right thing,” Trump said, referring to short-term rate cuts. The two had “a very productive talk” about rates during the tour, he added.

Despite disagreement within the Fed, a rate cut seemed unlikely in the weeks prior to Trump’s visit. So if the Fed doesn’t cut rates next week, will Trump fire Powell? “I don’t think we’re going to do that,” the president told reporters.

Fannie Mae accused of discrimination

Shortly after taking the helm at the FHFA, Pulte announced that over 100 Fannie Mae employees were fired for unethical conduct. Now, dozens of former employees are accusing the government-sponsored enterprise of discrimination.

Sixty-six former employees are named plaintiffs in a lawsuit filed on July 21 with the U.S. District Court for the District of Columbia. According to the filing, the employees — some of whom worked at Fannie Mae for over a decade — learned during a group call on April 3 that “they were all being terminated for cause for violating Fannie Mae’s Charitable Giving program for fraud,” though they “were not given, and still do not have, any indication of any violation of the Charitable Giving program.”

The lawsuit alleges Fannie Mae discriminated against the plaintiffs “based on their national origin and age,” noting that every former employee participating in the suit is of Indian national origin and “all but a handful” are 40 or older.

Real Estate News reached out to Fannie Mae for comment.

Real Estate News

Nearly half of agents say local markets favor buyers: Real survey

The state of the housing market remains in flux as the country hits the peak of summer. While it may still be premature to formally declare it a buyers market, agents with Real Brokerage are noticing that buyers are indeed gaining more leverage in negotiations as inventory increases and homes sit on the market longer.

Local markets start favoring buyers: Of the over 140 agents who participated in Real’s June agent survey, 48% said they witnessed buyers gain more control in their local markets. That share was up from 43% in May and 35% in March, signaling a trend that more agents are seeing local markets swing in buyers’ favor.

Only 26% of respondents said their market favored sellers, while another 26% described current conditions as “balanced.”

A July 21 Redfin report on pending home sales also highlighted the market’s shift toward buyers. Redfin researchers found that 14.9% of pending sales fell through last month, the highest cancellation rate for the month of June since at least 2017. The uptick in cancellations indicates more buyers “have leverage,” one Redfin agent suggested.

Transaction activity remains sluggish: While buyers may be gaining negotiating power in some areas, sales activity is mostly stagnant. Real’s survey noted a modest improvement over the previous month, with 45% of agents saying they saw fewer transactions in their markets in June compared to the same period last year. Another 29% felt that transaction activity remained flat compared to June 2024, while only 23% of agents said sales were up.

Majority of agents are using AI: Real, which emphasizes its technology offerings for agents as a key brokerage strategy, found that the majority of its agents are now using AI in some way for their day-to-day business.

In June, nearly 58% of respondents said they use AI tools daily to boost their productivity and streamline workflows. Pritesh Damani, Real’s chief technology officer, said in a press release that the findings “reinforce the industry’s demand for advanced technology tools.”

“While the survey shows that the primary use cases for AI used by agents today are predominantly focused on marketing, our vision extends much further,” Damani said. “At Real, we are actively building technology to empower every part of the transaction workflow, from initial discovery and client engagement to the complexities of negotiation and the final close.”

Real Estate News

Mortgage Rate Losing Streak Ends With Moderate Victory

Perhaps it would be better-described as a “non-winning streak.” In any event, it’s over. The underlying bond market was already showing signs that it was tired of pushing rates higher by yesterday afternoon. Now today, it’s clear.

Bonds moved into stronger territory early and kept improving throughout the trading session (stronger bonds = lower rates, all else equal). The change erases all of yesterday’s damage and a bit of Monday’s as well.

Despite the improvement today, be aware that there is never a guarantee about the future when it comes to potential shifts in rate trends. An optimist might conclude that bond traders recognized a buying opportunity after this little push toward higher yields, but it will ultimately require rate-friendly economic data next week to solidify the positive message. Conversely, if the data is un-friendly, it could spark another “non-winning streak,” or worse.

See Rates from Lenders in Your Area

It’s a bit of a stretch to refer to the past week as a “losing streak” for mortgage rates. The worst part about it was the consistency of upward movement starting last Wednesday. In terms of the size of that movement, things have been less traumatic considering the average lender was still at the lowest levels since early April with the exception of the past 2 weeks. Perhaps it would be better-described as a “non-winning streak.” In any event, it’s over. The underlying bond market was already showing signs that it was tired of pushing rates higher by yesterday afternoon. Now today, it’s clear. Bonds moved into stronger territory early and kept improving throughout the trading session (stronger bonds = lower rates, all else equal). The change erases all of yesterday’s damage and a bit of Monday’s as well. Despite the improvement today, be aware that there is never a guarantee about the future when it comes to potential shifts in rate trends. An optimist might conclude that bond traders recognized a buying opportunity after this little push toward higher yields, but it will ultimately require rate-friendly economic data next week to solidify the positive message. Conversely, if the data is un-friendly, it could spark another “non-winning streak,” or worse.

Mortgage Rate Watch

Where to Find a Modern Farmhouse in Metro Atlanta

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Whether it is industrial, modern or traditional, the farmhouse trend has proven over the years that it is here to stay! This inviting, charming and sought-after stylistic choice is still at the forefront of architectural design within the homebuilding industry and features popular exterior design elements such as board and batten siding with shutters typically showcased in black and white. Interior finishes include shiplap walls, spacious kitchens, weathered finishes, mixed wood and stone materials, open shelving, deep kitchen sinks and built-in cupboards.

We have created a list of new home communities and builders across Atlanta that offer new homes that boast the perfect modern farmhouse look!

Peachtree Residential

Peachtree Residential, an Atlanta-based new homebuilder, delivers modern farmhouses within its newest community – White Post on Lake Lanier! Located in Gainesville, this community showcases the quiet luxury of waterfront living on Lake Lanier. Home shoppers can choose from 11 luxury farmhouse estates, priced from the $1,300,000s to 1,700,000s. In addition to designer interiors and expansive outdoor living, residents enjoy dedicated boat slips at the covered, community dock just steps from the front door.

The builder boasts a second community on Lake Lanier, Arden on Lanier in Cumming! Priced from the $800,000s, the enclave of 58 homesites features spacious open rooms, gourmet kitchens, spa-inspired bathrooms and much more! Residents can enjoy a community fire pit and stunning views of Lake Lanier.

If the lake life is not for you, Peachtree Residential offers modern farmhouses in other communities around Atlanta, including Hillshire and The Glade in Cumming. Hillshire is a quaint community of just 2 homes, each with four to five bedrooms and up to four-and-a-half bathrooms on 3,000 square feet. Available homes at Hillshire are priced between $650,000 and $872,189. For a more intimate setting, discover peaceful living at The Glade, coming soon off Highway 20. Priced from the low $1 millions, The Glade will showcase only four homes, complete with luxury appointments and spacious interiors.

For more information on Peachtree Residential and other new home communities, visit www.PeachtreeResidential.com.

Fischer Homes

Fisher Homes offers a multitude of modern farmhouse plans within several metro Atlanta communities. Boasting up to six bedrooms and four-and-a-half bathrooms across two stories, the Charles plan is available at The Reserve at Liberty Park in Braselton, Twin Lakes in Hoschton, Pickens Bluff in Hiram and features an open-concept floorplan, gourmet kitchen and two-car garage. Several other floorplans including the Avery, Blair and Wyatt, as well as a few ranch styles such as the Calvin and Maxwell, are available in the Modern Farmhouse elevation.

For more information on Fischer Homes or other new home communities, visit www.FischerHomes.com.

Traton Homes

Headquartered in Marietta, Georgia, Traton Homes presents homebuyers with modern farmhouse residences at three Atlanta communities – Oak Valley Estates, Prescott Manor and Autumn Brook! Both communities provide stylist, farmhouse-inspired floorplans, including Abney, Bramblewood and Sherwood. Available homes are priced between $699,900 and $860,605, complete with five bedrooms and up to four-and-a-half bathrooms on 3,079 to 3,589 square feet, as well as expansive outdoor living space and convenient amenities.

Stay up to date on all the latest home design trends by signing up for the Atlanta Real Estate Forum daily newsletter!

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Luxury Living Awaits at Claxton in Milton

By Caitlyn Bennett

July 9, 2025

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Discover luxury living in the heart of North Fulton at Claxton, a new, custom home community in Milton. Perfect for growing families and empty nesters looking to settle down closer to suburban amenities, this community offers timeless design with modern details. Gabe Chatham, vice president of Chatham Neighborhoods, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss his family’s homebuilding legacy and how Claxton displays Chatham Neighborhoods’ commitment to livable communities in strategic locations.

North Fulton Housing Trends

Chatham explains that some buyers are looking for a convenient, downtown atmosphere, especially in “ex-urban” areas such as Alpharetta. The desire to live close to retail, dining and amenities overshadows the need for larger residences, while “lock-and-leave” culture attracts buyers seeking low-maintenance living.

On the other hand, family is very important to Milton residents, which prompts them to choose spacious homes near top-rated schools. There is demand for larger garages to keep cars off the street, as well as golf cart bays. Chatham explains that pool permits also increased after the COVID-19 pandemic, as families spent more time at home.

Luxury homes come with a higher price point, and with Chatham Neighborhoods, those homes come with higher quality building materials as well.

Claxton Kicks Off Parade of Homes

Claxton, a new home community by Chatham Neighborhoods, opened this year’s Parade of Homes with a ribbon cutting ceremony. The annual Parade of Homes is presented by the Greater Atlanta Home Builders Association and showcases homes by lots of builders across metro Atlanta.

Chatham said, “It was a great way to kick off the parade and give it some opening publicity, as well as promote a terrific neighborhood and a really great product.”

Located just minutes from Bell Memorial Park and Windward Parkway, Claxton features 10 luxury custom homes within a prime Milton zip code. Homes are nestled on one-acre-plus lots and include luxury finishes, expansive floor plans and coveted upgrades such as extended garages and additional space for pools. Four homes are already underway, and three await permits. Claxton homebuilder, Ken Warlick with Vertical Luxury is the mastermind behind Claxton’s unique customization approach. When design choices feel overwhelming for homebuyers, Vertical Luxury offers a cohesive plan that helps them stay focused and on budget.

“It’s master planned as a neighborhood, but there are opportunities to do some customization and there’s some additions,” said Chatham. “It’s a fantastic plan and design to begin with, and if people want to make adjustments, they can.”

Multigenerational Living

Multigenerational living is a focus. With a prominent “empty nester” buyer demographic, Chatham Neighborhoods prioritizes at least one bedroom on the main level, whether it is in addition to the owner’s suite or a stand-alone unit. Some homes include larger basements that buyers can transform into in-law suites or other living spaces of their choosing.

Chatham said, “We’re trying to add access points where there’s a little bit of self-sufficiency and you could live under the same roof but not feel like you’re in each other’s space day to day.”

Tune in to the full episode to discover more about Chatham Neighborhoods, Claxton andother North Fulton projects. For more information about Chatham Neighborhoods, visit www.TheChathamCompany.com.

About Chatham Neighborhoods

For over 75 years, Chatham Neighborhoods has been shaping North Atlanta’s residential landscape. Owner Gabe Chatham is passionate about creating beautiful, livable communities that balance timeless design with the way people want to live today. In addition to Claxton, Chatham Neighborhoods has several new home communities in North Fulton County, including Blakely Manor and Little River Estates in Milton and Baxley in Alpharetta.

Podcast Thanks

Thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006 and podcasting since 2011. Contact them when you need quality, original content for social media, public relations, blogging, email marketing and promotions. A comfortable fit for companies of all shapes and sizes, Denim Marketing understands marketing strategies are not one-size-fits-all. The agency works with your company to create a perfectly tailored marketing strategy that will suit your needs and niche. Try Denim Marketing on for size by calling 770-383-3360 or by visiting www.DenimMarketing.com.

About Atlanta Real Estate Forum Radio

Atlanta Real Estate Forum Radio, presented by Denim Marketing, highlights the movers and shakers in the Atlanta real estate industry – the home builders, developers, Realtors and suppliers working to provide the American dream for Atlantans. For more information on how you can be featured as a guest, contact Denim Marketing at 770-383-3360 or fill out the Atlanta Real Estate Forum contact form. Subscribe to the Atlanta Real Estate Forum Radio podcast on iTunes, and if you like this week’s show, be sure to rate it.

Alpharetta Custom Home Fulton County Milton

Categories: Atlanta New Homes Radio Residential For Sale

North Fulton Housing Trends

Luxury homes come with a higher price point, and with Chatham Neighborhoods, those homes come with higher quality building materials as well.

Claxton Kicks Off Parade of Homes

Chatham said, “It was a great way to kick off the parade and give it some opening publicity, as well as promote a terrific neighborhood and a really great product.”

“It’s master planned as a neighborhood, but there are opportunities to do some customization and there’s some additions,” said Chatham. “It’s a fantastic plan and design to begin with, and if people want to make adjustments, they can.”

Multigenerational Living

Chatham said, “We’re trying to add access points where there’s a little bit of self-sufficiency and you could live under the same roof but not feel like you’re in each other’s space day to day.”

About Chatham Neighborhoods

Podcast Thanks

About Atlanta Real Estate Forum Radio

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Atlanta Real Estate Forum

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Harrison Homes to Build Luxury Townhomes at Airabella Lake Oconee

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Harrison Homes, Atlanta’s premier residential Design-Build firm, has secured the contract to design and construct 72 luxury townhomes for Airabella Lake Oconee. This 137-acre mixed-use resort community, developed by Choice Gateway, is located in Greensboro on Linger Longer Rd and Lake Oconee Parkway, adjacent to Reynolds Lake Oconee and the Ritz Carlton Reynolds Resort. Airabella will feature upscale townhomes and single-family residences, complemented by chef-driven restaurants, a brewery, a Marriott Tribute hotel, local retail, green spaces and a nine-hole public golf course. The community plans to host over 200 annual events, fostering a pedestrian-friendly, family-focused environment.

“Airabella literally translates to ‘beautiful wind,’” says Kevin Bryant of Choice Gateway. “Our vision is to create a vibrant, modern, and elevated community that fosters positivity and human connection. This sentiment is beautifully reflected in the design of the townhome residences, which Harrison has masterfully brought to life.”

Harrison Homes led the architectural design for the ultra-high-end townhomes, offering three floor plans and 16 elevations. The 4,000+ SF Vista model and the 3,000+ SF Aster model are both designed for entertaining, featuring elevators, two-car garages, golf cart parking, sky view terraces, gourmet kitchens with quartz countertops, sculleries, premium lighting and trim, wet bars, white oak hardwood floors and golf course views. The Vista model also includes a private courtyard with optional outdoor kitchens, fireplaces and plunge pools, plus a detached two-car garage with an optional apartment.

“Harrison Homes is thrilled to be a part of such a transformational development. Our vast experience designing and building luxury homes in a production environment makes Harrison a well-suited partner for Airabella,” says Scott Hudson, President of Harrison Homes.

Community amenities will include a 4,000 SF clubhouse, pickleball courts and a resort pool with concierge services.

Harrison Homes will commence vertical construction for Phase 1 of the townhomes in July. Pre-sales, handled by Coldwell Banker, are underway, with Aster models starting at $1,400,000 and Vista models at $1,700,000.

Harrison Homes is a design-build general contractor for townhomes or detached single family residential developments. Privately owned and operated, Harrison has been building homes in Atlanta since 2007. Harrison recently completed 74 townhomes in East Roswell and a cluster of upscale single-family homes in Brookhaven.

The post Harrison Homes to Build Luxury Townhomes at Airabella Lake Oconee appeared first on Atlanta Real Estate Forum.

Atlanta Real Estate Forum

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Mortgage Rates Still Lower Than May/June Despite Drifting Higher

The good news is twofold. First off, we often tend to see slightly brisk movement in the opposite direction after experiencing a consistent trend in the other direction. The month of June was arguably such a trend, and it took rates to their lowest levels in several months.

Secondly, and more simply, apart from the last few days of June, today’s rates are still the lowest since late April.

See Rates from Lenders in Your Area

Bad news first: mortgage rates have been moving steadily higher in July with the average top tier 30yr fixed scenario rising from 6.67% to 6.81% in just 4 business days. This isn’t an incredibly abrupt move, but it’s slightly brisk compared to the average day of rate movement. The good news is twofold. First off, we often tend to see slightly brisk movement in the opposite direction after experiencing a consistent trend in the other direction. The month of June was arguably such a trend, and it took rates to their lowest levels in several months. Secondly, and more simply, apart from the last few days of June, today’s rates are still the lowest since late April. [thirtyyearmortgagerates]

Mortgage Rate Watch

Rent vs Buy – What You Should Know

By Caitlyn Bennett

July 7, 2025

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Looking to put down roots in Atlanta this year, but not sure whether to rent or buy? ATTOM released its 2025 Rent Affordability report earlier this year, which points out that purchasing a home is more affordable in the long run than renting in more than half of county-level markets across the United States. That being said, both options are difficult for U.S. workers to finance and take between 25% and 60% of average monthly wages. How does this data affect Atlanta homebuyers and renters? Let’s dive in!

Homeownership trends as more affordable than renting

According to the ATTOM data, buying is more favorable in the Midwest and South, with 60% of Southern counties requiring smaller portions of wages in comparison to renting. The Buy or Rent 2025 Heat Map shows diversity throughout Georgia with pockets that favor homeownership and others where renting is more financially desirable.

North Georgia counties like Bartow, Carroll, Clarke and Douglas counties lean into the national trend of homeownership over renting. The home and rental affordability data below indicates the percentage of average household wages required for renting versus owning a home in these Georgia counties.

Bartow County

Home Affordability: 36.9%
Rental Affordability: 38.8%
Median Single-Family Home Price: $305,000

Carroll County

Home Affordability: 34.5%
Rental Affordability: 38.7%
Median Single-Family Home Price: $280,000

Clarke County

Home Affordability: 41.6%
Rental Affordability: 44.2%
Median Single-Family Home Price: $346,050

Douglas County

Home Affordability: 36.3%
Rental Affordability: 39.8%
Median Single-Family Home Price: $293,050

Other Georgia markets like Savannah and Columbus are also buyer friendly. In coastal Savannah, owning a home only requires 37.8% of household wages, compared to 42.8% for renting. Columbus, in Muscogee County, is another choice for prospective buyers with a $159,900 median home price and only 20.7% of average household wages required for homeownership expenses.

Renting is favored in urban counties

As you venture closer to Atlanta, renting becomes more favorable. Cobb, Cherokee and Paulding counties range from 38.7% to 60.3% for home affordability, which is high in comparison to 36.3% to 52.1% for rentals.

In a recent RentCafe study, Atlanta ranked third for “Best Cities for Renters.” The study evaluates the cost of living and housing,  local economy  and residents’ quality of life to determine the top budget-friendly cities for renters. Renter income growth has increased 44% in the last few years and Atlanta’s business hub is favorable with 475 business applications per 10,000 residents. Additionally, 33% of Atlanta’s adult population holds an upper education degree.

Cities in Gwinnett and Forsyth counties also lean toward rentals. The median price for a single-family home in Forsyth County is $610,000, almost $150,000 more than its neighbor, Cherokee County with a median price of $470,000. With a median home price of $420,000, it’s also favorable to rent over buying a home in Gwinnett County.

Further down the state, in Bibb and Houston counties, you see a shift toward buyer-friendly markets again. A single-family home in Macon is approximately $144,885 with a home affordability of 18.9%. Similarly in Warner Robins, located in Houston County, the median price of a single-family home is affordable for local buyers at $250,000.

What does this mean for Atlanta homebuyers and renters? While trends vary from county to county, there is a distinctive shift between suburban and urban areas. The closer you move to Atlanta, the more desirable renting is over homeownership. Counties that do not directly touch the Atlanta perimeter offer lower home prices that attract prospective buyers to act fast. If you are still on the fence about buying versus renting a home, make sure to look at each county on the map to find the best fit for you!

Affordable Homes Bartow County Cobb County Forsyth County

Categories: Metro Atlanta News Residential For Sale

Homeownership trends as more affordable than renting

Bartow County

Home Affordability: 36.9%
Rental Affordability: 38.8%
Median Single-Family Home Price: $305,000

Carroll County

Home Affordability: 34.5%
Rental Affordability: 38.7%
Median Single-Family Home Price: $280,000

Clarke County

Home Affordability: 41.6%
Rental Affordability: 44.2%
Median Single-Family Home Price: $346,050

Douglas County

Home Affordability: 36.3%
Rental Affordability: 39.8%
Median Single-Family Home Price: $293,050

Renting is favored in urban counties

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Vertical Construction Underway at Rêve at Avondale Station

By Trilogy Investment

July 7, 2025

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Trilogy Investment Co. and Pinnacle Partners celebrate with ribbon cutting

Trilogy Investment Company (TIC), a leading national developer and provider of Build-To-Rent communities, and Pinnacle Partners, an early mover and leader in Opportunity Zone (OZ) real estate investing, proudly marked the start of vertical construction at Rêve at Avondale Station with a celebratory ribbon-cutting ceremony. Held on-site in Avondale, Arizona, the event brought together partners, stakeholders and local leaders to commemorate this significant milestone in the community’s development.

Located within a Qualified Opportunity Zone, Rêve at Avondale Station will feature 107 thoughtfully designed BTR homes. The ribbon cutting highlighted TIC’s continued momentum and successful collaboration with Pinnacle Partners as they bring much-needed housing to this growing market.

“This new development in an up-and-coming area underscores our commitment to adding rental communities to this growing region,” said Jason Joseph, CEO and Partner at TIC. “We’re excited to expand our presence and offer more housing in this dynamic county.”

Strategically located on 15 acres within the Greater Phoenix area of Maricopa County, Rêve at Avondale Station is situated in a thriving development hub renowned for its welcoming business climate and diverse economy. This community directly supports the city’s growth, fulfills housing requirements and contributes significantly to the area’s economic and social progress.

“Breaking ground on vertical construction at Rêve at Avondale Station is a major step forward and a tangible sign of progress,” said Leo Backer, Managing Partner of Pinnacle Partners. “We’re proud to partner with TIC on a project that not only brings much-needed housing to Avondale but also demonstrates our shared commitment to high-quality, thoughtfully executed development. This ribbon cutting celebrates the hard work that goes into turning vision into reality.”

Rangewater Real Estate has been selected as the property management company for Rêve at Avondale Station.

“We see this as an unparalleled opportunity for Rangewater to showcase its best-in-class property management techniques,” said Gina Davis, Senior Vice President of Property Management and Marketing at TIC. “In build-to-rent communities, the resident experience is paramount, and we are delighted to partner in providing future residents with an exceptional level of high-quality support through Rangewater’s proven expertise.”

Homes at Rêve at Avondale Station feature two- and three-bedroom plans equipped with smart technologies, including solar panels. Planned amenities include a community clubhouse, pool and dog park.

Recognized as an industry leader in both land development and BTR, TIC is known for its innovative approach, quality-focused communities, and strong public-private partnerships. As the company continues expanding its footprint throughout Arizona and beyond, it remains dedicated to setting new standards in residential development and community building.

To learn more, visit www.TrilogyIC.com or follow Trilogy Investment Co. on LinkedIn.

Build To Rent Opportunity Zone

Categories: Build to Rent Residential For Rent

Trilogy Investment Co. and Pinnacle Partners celebrate with ribbon cutting

Rangewater Real Estate has been selected as the property management company for Rêve at Avondale Station.

Homes at Rêve at Avondale Station feature two- and three-bedroom plans equipped with smart technologies, including solar panels. Planned amenities include a community clubhouse, pool and dog park.

To learn more, visit www.TrilogyIC.com or follow Trilogy Investment Co. on LinkedIn.

The post Vertical Construction Underway at Rêve at Avondale Station appeared first on Atlanta Real Estate Forum.

Atlanta Real Estate Forum

Original Author: author

$25,000 in Incentives at Knight Walk at Howell Station

By Avenue Realty

July 8, 2025

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Seeking in-town living near West Midtown amenities? Knight Walk at Howell Station features 24 fee-simple City Homes. This community reflects the industrial style and romance of the old train depot that once stood in Atlanta’s historic Howell Station neighborhood. Homes display open interiors, ample outdoor living and a one-car garage to fulfill the lifestyle desires of Atlanta home shoppers. For a short time, homebuyers can score up to $25,000 in incentives on all contracts written through August 31. Additionally, qualified buyers may be eligible for up to $10,000 in grant funding through a Truist CHIP program.

Buyer Incentives through August 31

Write a contract by August 31 and receive up to $25,000 in incentives! Incentives can be used toward closing costs, rate buydowns, price reductions, upgrades or prepaid HOA dues with preferred lenders, Keith Spain with BankSouth Mortgage or Rebecca Anderson with Truist.

Community Homeownership Incentive Program (CHIP)

Homebuyers interested in Knight Park at Howell Station can also apply for the Community Homeownership Incentive Program (CHIP), which offers options such as lower interest rates, flexible credit requirements, and grants of up to $10,000. Contact the onsite agent for details.

West Midtown Living

Experience intown living like never before at Knight Walk at Howell Station, located in the heart of Atlanta’s vibrant Westside. Residents enjoy walkability to retail and dining at Westside Paper, while nearby entertainment options await at King Plow Arts Center. Outdoor enthusiasts can explore the scenic Beltline Spur Trail and recreation at Knight Park, Westside Park and Quarry Yards. A nearby MARTA stop connects homeowners to Downtown Atlanta, Midtown and Georgia Tech.

Knight Walk at Howell Station boasts thoughtfully designed City Homes that maximize natural light and evoke a sense of belonging in the city. Every home is an end-unit, featuring windows on three sides providing stunning city views while maintaining privacy. Discover three-story floor plans with modern finishes and spacious bedroom suites. Timeless exteriors pay homage to Howell Station’s industrial background with brick and board-and-batten siding.

Step inside and marvel at 10-foot ceilings on the main level, coupled with charming open-concept layouts that transition smoothly between dining, lounging and entertaining areas. The stylish kitchen commands attention with quartz countertops and designer cabinetry. Whip up your favorite recipes on the island and enjoy easy cooking with stainless steel appliances. The large covered rear deck is accessed directly from the kitchen; select homes also include a front patio for additional outdoor enjoyment.

A private, attached single-car garage is located on the lower level. Promoting a light-filled atmosphere, the top floor features two spacious bedrooms with large windows, including a luxurious primary suite with a double vanity, a large tiled shower and a water closet. A second bedroom and full bath add even more living space to the stylish design.

Community amenities invite residents to relax and unwind. From cozy Adirondack chairs to the onsite dog run, there are many ways to engage and connect with neighbors. Expansive green spaces and sports fields are steps away at Knight Park.

Homes at Knight Walk at Howell Station are built by The Middle Housing Company, a builder dedicated to creating well-designed homes in walkable, connected neighborhoods. With a passion for architecture, placemaking and livable density, the company focuses on “missing middle” housing—homes that strike a balance between space, community and city living. Every Middle Housing project is crafted with attention to detail, using enduring materials and a commitment to enhancing the neighborhoods it serves. Discover more about The Middle Housing Company by tuning into Derek Turner’s interview on Atlanta Real Estate Forum Radio, “Intown Living: Peak Convenience.”

Prospective buyers are encouraged to schedule a tour of Knight Walk at Howell Station or visit weekends from noon to 4 p.m. Call Phil Cooper at 404-735-6375 or [email protected] to set up an appointment.

Knight Walk at Howell Station is located at Knight Walk NW, Atlanta, GA 30318. Home shoppers can also tour the model home at 1123 W. Marietta Street NW, Atlanta, GA 30318. For more information, visit www.KnightWalkatHowellStation.com.

Photography by Foto-ology LLC, Andrew Savasuk

Atlanta Intown Homebuyer Incentives West Midtown

Categories: Atlanta New Homes Homebuyer Incentives Promotions Residential For Sale

Buyer Incentives through August 31

Community Homeownership Incentive Program (CHIP)

West Midtown Living

Prospective buyers are encouraged to schedule a tour of Knight Walk at Howell Station or visit weekends from noon to 4 p.m. Call Phil Cooper at 404-735-6375 or phil@avenue-realty.com to set up an appointment.

Photography by Foto-ology LLC, Andrew Savasuk

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Atlanta Real Estate Forum

Original Author: author

Mortgage Rates Continue Higher For Third Straight Day

This began last Wednesday as the bond market began a small correction ahead of Thursday’s big jobs report. A correction is a normal occurrence that often follows an extended run in either direction. They can be as short as a single day or they can mark bigger picture turning points.

We’ll never know if last week’s correction would have been a one day affair because the very next day, the jobs report continued pushing rates higher. At that point, rate movement was no longer a correction. Rather, it was a response to economic data.

Now at the start of the new week, there’s been some follow-through to last Thursday’s rising rate momentum (Friday was closed for the 4th), carrying the average mortgage rate to the highest levels since June 25th. That’s the bad news.

See Rates from Lenders in Your Area

The good news is that June 25th’s rates were the lowest since early April at the time.

For the entire 2nd half of June, it was easy to be spoiled by the absence of volatility in mortgage rates. During that time, rates were either lower or unchanged every single day. The past few business days have been a different story. This began last Wednesday as the bond market began a small correction ahead of Thursday’s big jobs report. A correction is a normal occurrence that often follows an extended run in either direction. They can be as short as a single day or they can mark bigger picture turning points. We’ll never know if last week’s correction would have been a one day affair because the very next day, the jobs report continued pushing rates higher. At that point, rate movement was no longer a correction. Rather, it was a response to economic data. Now at the start of the new week, there’s been some follow-through to last Thursday’s rising rate momentum (Friday was closed for the 4th), carrying the average mortgage rate to the highest levels since June 25th. That’s the bad news. The good news is that June 25th’s rates were the lowest since early April at the time.

Mortgage Rate Watch

Experience Exceptional Lakeside Living with Peachtree Residential

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For lakefront property owners, breathtaking sunsets and serene waterfront vistas aren’t vacation luxuries—they’re everyday realities that make waterfront homes some of the most coveted real estate investments. Embark on a journey to discover premier lakeside living exclusively with Peachtree Residential’s waterfront communities – Arden on Lanier and White Post on Lake Lanier.

Why Choose Waterfront Living?

Waterfront property investment offers compelling financial and lifestyle advantages beyond scenic beauty. Lake Lanier real estate consistently demonstrates superior property value appreciation compared to inland Georgia markets, making lakefront homes a smart long-term investment strategy.

Waterfront living also provides significant health benefits, including cleaner air quality, year-round recreational activities like boating and swimming and proven stress reduction from proximity to natural water features. These contribute to personal wellness and sustained property demand. From world-class fishing and premium boating access to hosting unforgettable lakeside gatherings, these homes offer a lifestyle that is as unique as it is luxurious.

Lake Lanier: Georgia’s Playground

Lake Lanier with a boat on it at sunset homeowners at Arden on the Lake can enjoy this view year-round — boat is out on Lake Lanier at sunset

Established in 1956, Lake Lanier is the Southeast’s premier recreational lake and Georgia’s crown jewel for waterfront living. Spanning an impressive 38,000 acres of crystal-clear water with 692 miles of diverse shoreline, it attracts over 10 million annual visitors, making it the most popular U.S. Army Corps of Engineers lake in America. This exceptional popularity drives consistent demand for Lake Lanier real estate as homeowners gain exclusive access to the same world-class amenities that draw millions of tourists annually.

Arden on Lanier

Tucked away on Pilgrim Mill Road in Cumming, Arden on Lanier combines traditional neighborhood charm with modern sophistication. The 58 homesites priced from the $700,000s feature a thoughtful mix of classic designs and modern farmhouse styles, with residences ranging from 2,500 to 4,000 square feet.

These homes at Arden on Lanier are designed for luxury living. The gourmet kitchens come equipped with top-of-the-line stainless appliances, oversized pantries and impressive islands that are perfect for entertaining. The spa-like bathrooms feature dual granite countertops and luxurious finishes. The community fire pit creates a natural gathering spot for neighbors, whether you’re roasting marshmallows with kids or enjoying evening cocktails with friends.

Available Homes:

Homesite 5 – four bedrooms, three-and-a-half bathrooms and 2,859 square feet priced at $749,900.
Homesite 10 – five bedrooms, five bathrooms and 3,262 square feet priced at $895,000.
Homesite 27 – five bedrooms, four-and-a-half bathrooms and 4,273 square feet priced at $1,099,000.
Homesite 37–four bedrooms, four-and-a-half bathrooms and 3,540 square feet priced at $979,900.
Homesite 49–four bedrooms, four bathrooms and 3,310 square feet priced at $1,091,600.
Homesite 53–five bedrooms, four bathrooms and 3,590 square feet priced at $965,900.
Homesite 54–four bedrooms, three-and-a-half bathrooms and 3,708 square feet priced at $1,009,000.

You can add one of these luxury homes to your address line by contacting onsite agent Dan Rogers at 404-597-9421 or online for more information or to schedule a tour.

White Post on Lake Lanier

White Post on Lake Lanier is Georgia’s most exclusive lakefront community—a private collection of only 11 premium homes along Browns Bridge Road in prestigious Forsyth County. Each luxury lakefront lot includes a dedicated deep-water boat slip connected by scenic walking trails to the community’s covered marina dock facility.

These exceptional Lake Lanier luxury homes range from $1.3 to $1.7 million and showcase Peachtree Residential’s signature quality construction and premium craftsmanship standards.

White Post residents enjoy unparalleled convenience with direct access to Port Royale Marina’s full-service amenities, including waterfront dining, boat services and recreational facilities.

Available Homes:

Homesite 1 – five bedrooms, four-and-a-half bathrooms and 3,600 square feet priced at $1,257,740.
Homesite 11 – four bedrooms, four bathrooms and 3,777 square feet priced at $1,397,900.
Homesite 13 – four bedrooms, four bathrooms and 3,708 square feet priced at $1,352,900.

For more information about one of these exceptional homes, contact onsite agents Ellen Fuller at 770-883-7124 and Kathy Waters at 678-863-0219 or online to schedule a tour.

Ready to make your dream of owning a luxury lakefront home a reality? Visit www.PeachtreeResidential.com/New-Homes/Atlanta-Georgia to find your dream home on the lake. Don’t miss out on this unique opportunity to experience unparalleled lakeside living with Peachtree Residential.

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Neighborhood Feature: Smyrna

By Carol Morgan

July 7, 2025

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The City of Smyrna, largely bordered by I-285, Cobb Parkway and the Chattahoochee River, offers residents the perfect combination of a small-town community with big-city amenities. Smyrna is in Cobb County, just outside downtown Atlanta, and provides easy access to I-75, I-285, downtown, the Cumberland Mall area, Truist Park and The Battery. Over 57,000 residents call Smyrna their home. A city on the rise, the population has risen over 12% in the last 20 years.

Nicknamed the “Jonquil City” from the thousands of jonquil flowers that bloom each spring, Smyrna offers a vibrant and diverse community.

Demographics

Smyrna’s cost of living is slightly above the nation’s average. The city’s median income is $97,883 and $412,167 is the median house value. While residents looking for inexpensive apartments might be out of luck, Smyrna guarantees to deliver a quality lifestyle.

There are many top-ranked schools inside city limits such as Covenant Christian School, Covered Bridge Academy, Campbell High, DeVry University, Strayer University and Spelman College.

Shopping and Dining

Smyrna’s Market Village is a pedestrian-oriented, open-air space featuring private residences, shops, restaurants and open green spaces including the “Village Green,” which are perfect for hanging out with friends or family during warmer weather. Smyrna Market Village is adjacent to the City Library, Community Center and City Hall. Restaurants include Atkins Park Tavern, Moe’s Southwest Grill, Shane’s Rib Shack, The Corner Taqueria, Village Sushi and Gourmet Wine Cellars and Zucca Bar & Pizzeria. Smyrna Market Village is located at 2840 Atlanta Road, Smyrna, Ga. 30080.

Atkins Park Tavern is a local favorite found in the Market Village. The tavern enjoys a celebrated history as one of Atlanta’s oldest continuously licensed taverns. Perfect for every occasion, Atkins Park is a good place to meet girlfriends, take the family for dinner, enjoy weekend brunch or even late-night drink.

West Village provides visitors with quaint retail and dining options, including Starbucks, Five Guys Burgers and McCray’s Tavern. This quiet part of town is decorated with fountains, green spaces and outdoor seating areas perfect for soaking in the sun or relaxing after an extensive shopping spree.

Cumberland Mall, a major retail spot in Smyrna, features premier shopping, dining and entertainment options, including The Cheesecake Factory, Buffalo Wild Wings, Bezoria, Farmer’s Basket, American Eagle Outfitters, Bath & Body Works, Dick’s Sporting Goods and Foot Locker. For anyone with a sweet tooth, the mall also includes Great American Cookies and Haagen-Dazs.

Come together at Muss and Turners for crowd-pleasing food. The restaurant aims to put the customer and community first, delivering authentic cuisines and attitudes. Veg out for both lunch and dinner and enjoy the delicious spring vegetable gnocchi, chifa-style grilled swordfish or the funky chicken sandwich.

Dig into Hook Line & Schooner’s savory fish. Crab legs, stuffed salmon, lobster rolls, raw oysters and fried shrimp – a feast to die for.

Take a load off and enjoy South City Kitchen Vinings sweet southern recipes. With food this good, don’t even bother planning for leftovers because there won’t be a lick of it left. Customer favorites include the jumbo lump crab cake, pan-fried chicken livers, fried green tomatoes, smoky grilled pork chops and the banana pudding trifle.

Grab a beer at Reformation Brewery. Find a special craft that suits the taste buds because this brewery has endless options including Liberty Lager to Alai Rose Ale. Same-day pickup is also offered for any to-go drinks and specials!

This year, Shake Shack joins The Battery’s diverse dining lineup. Known for its made-to-order 100% Angus beef burgers and hand-spun milkshakes, Shake Shack plans to debut its first bar at the Smyrna location. Diners will be able to grab beer and cocktails from a bar-side window and or snag a spot at the double sidebar with outdoor seating.

Entertainment and Recreation

Visit Truist Park and watch the Braves swing a home run. Home to Atlanta’s beloved baseball team, this is the place to go for an exciting game night. With a seating capacity of 41,500, this hot spot sells out pretty quickly!

Travel to The Battery and see what it has to offer. The facility offers living accommodations, dining, shopping, live concerts and endless recreational activities. Life is never boring at The Battery!

Southeast’s premier entertainment destination welcomes the community to enjoy some of the city’s top local events

The Battery Atlanta, Cobb County’s open-air lifestyle campus, will be bustling all month long with entertaining activities.

Every away game Monday, from 6:30-7:30 p.m., The Battery Atlanta is hosting a yoga series by Kaiser Permanente. Part of the Wellness Series, this free, outdoor yoga event is open to all ages to unwind on the Plaza Green. Attendees are required to bring a yoga mat and are encouraged to bring water.

National Anthem, an American-style eatery, is located at the Omni Hotel at The Battery Atlanta

Omni Hotel at The Battery Atlanta welcomes National Anthem. With its unique design, National Anthem celebrates America’s favorite pastime, mixed with a bit of a modern diner feel. Located just steps away from the Chop House Gates at Truist Park Stadium, National Anthem will be the premiere location for baseball fans and foodies looking to enjoy a satisfying bite before the game or when enjoying The Battery Atlanta.

Renowned chef, Nick Badovinus, describes the menu as “familiar favorites you can eat every day with a few twists.” The menu is a wild ride through Chef Badovinus’ interpretation of what “American food means”, which includes reliably good seafood, prime flat iron steaks, double-stacked burgers, and high-quality, simply prepared cocktails. This will be National Anthem’s second location, having originally opened in Dallas, TX, where Chef Badovinus is based.

Omni Hotels & Resorts has previously partnered with Chef Nick Badovinus – his concept, Neighborhood Services, is located at Omni Frisco Hotel, Omni Louisville Hotel, and the upcoming Omni Tempe Hotel at ASU. Chef Badovinus owns multiple unique dining concepts and is the winner of Robb Report’s third annual New Culinary Master award for 2015.

“We are thrilled to continue our partnership with Nick and welcome National Anthem to The Battery Atlanta,” said Omar Vega, General Manager, Omni Hotel at The Battery Atlanta. “This will be an exciting new dining option for our guests and locals year-round, but especially during the baseball season.”

Battle & Brew, the trailblazing gamer, dining, drinking and entertainment establishment, is now open at The Battery Atlanta. Since 2005, Battle & Brew has been at the forefront of celebrating gamers, geeks and great grub, creating an ideal space for enthusiasts to come together and delight in their passions. This highly-anticipated second location marks the start of an exciting next chapter in Battle & Brew’s story and will provide patrons with even more dynamic experiences when visiting The Battery Atlanta.

New features await as The Battery Atlanta location will bring enhancements designed to amplify the already renowned, electric atmosphere of Battle & Brew. Visitors can look forward to enjoying immersive gaming lounges with up to 25 friends, more than 40 gaming stations, over 55 TVs streaming the latest games, a dedicated PC battle arena, a premium VIP gamer lounge, expanded culinary options and high-speed fiber internet for top-tier low latency gaming.

Outdoor Activities in Smyrna

One of the best ways for metro residents to get outdoors and exercise begins in Smyrna. The Silver Comet Trail starts at the Mavell road Trailhead and winds its way west for more than 60 miles through Cobb, Paulding and Polk counties, ending just before the Alabama state line. Nature enthusiasts will enjoy the opportunity to get out and run, jog, ride bikes, ride horses, rollerblade or walk their dog along this paved trail.

Drive down to the Fox Creek Golf Course and Driving Range for a day filled with golf clubs and tee times. The range is partially lit for nighttime enjoyment, so the course is not limited to just day travels. Golfers from beginners to experts are welcomed and encouraged to explore the beautiful course.

In addition to all the popular shopping and dining destinations, the city of Smyrna hosts community events throughout the year. Some of the resident-favorite events include the weekly Smyrna Handmade Markets, Food Truck Tuesdays, Taste of Smyrna, the Spring and Fall Jonquil Festivals and the Summer Concert Series.

The Smyrna Community Center offers indoor and outdoor spaces where residents can take advantage of the facility’s amenities. With an array of options, the center offers three racquetball courts, a walking track, a fitness area and a game room.

Plan an adventurous date by learning to fly at iFLY Indoor Skydiving. Gain a new perspective and take a date on a trip they will never forget at this state-of-the-art facility where beginners learn to float and move around in a wind tunnel.

Historical Attractions

Fans of the macabre should explore the city’s three historic cemeteries: Smyrna Memorial Cemetery, Daniell Cemetery and Mt. Zion Cemetery.

The Concord Covered Bridge Historic District was created by Cobb County in 1986 as the county’s first historic district. Visit for a trip back in time and for a beautiful view of nature.

Explore the Smyrna Museum, located in the heart of the city, which houses many historical artifacts relating to the community. The museum is a replica of history itself as the building is a reconstruction of the city’s train depot.

Visit the historical Aunt Fanny’s Cabin where, back in its day, it served celebrities, sports figures and politicians authentic southern food. Check on the site’s availability at www.smyrnaga.gov.

Smyrna is a great city for anyone looking for an adventure. There are endless restaurants, cafes, bookstores, shopping centers and parks to get lost in. While looking for a home can be expensive, Smyrna is the perfect choice when looking for modern conveniences in a highly desirable location.

Cobb County Outdoor Activities Restaurants Retail Smyrna Trails

Categories: Events Residential For Sale

Nicknamed the “Jonquil City” from the thousands of jonquil flowers that bloom each spring, Smyrna offers a vibrant and diverse community.

Demographics

There are many top-ranked schools inside city limits such as Covenant Christian School, Covered Bridge Academy, Campbell High, DeVry University, Strayer University and Spelman College.

Shopping and Dining

Dig into Hook Line & Schooner’s savory fish. Crab legs, stuffed salmon, lobster rolls, raw oysters and fried shrimp – a feast to die for.

Entertainment and Recreation

Southeast’s premier entertainment destination welcomes the community to enjoy some of the city’s top local events

The Battery Atlanta, Cobb County’s open-air lifestyle campus, will be bustling all month long with entertaining activities.

National Anthem, an American-style eatery, is located at the Omni Hotel at The Battery Atlanta

Outdoor Activities in Smyrna

Historical Attractions

Fans of the macabre should explore the city’s three historic cemeteries: Smyrna Memorial Cemetery, Daniell Cemetery and Mt. Zion Cemetery.

The Concord Covered Bridge Historic District was created by Cobb County in 1986 as the county’s first historic district. Visit for a trip back in time and for a beautiful view of nature.

The post Neighborhood Feature: Smyrna appeared first on Atlanta Real Estate Forum.

Atlanta Real Estate Forum

Original Author: author

Mortgage Rates Rose Less Than Expected After Employment Data

In other words, if unemployment were rising, the Fed would be cutting rates. Not only did today’s report show no rise in unemployment, there was actually a decline from 4.2 to 4.1%, falling well short of an expectation for an increase to 4.3%. In addition, the job count rose to 147k–a notable difference from the forecast consensus of 110k.

With that, the underlying bond market surged toward higher yields. When yields are surging higher, it implies upward pressure on mortgage rates, but the latter didn’t take as much damage as the bond market suggested. The average lender was only slightly higher compared to yesterday, thus suggesting lenders were already getting in position for today’s data earlier in the week.

See Rates from Lenders in Your Area

This isn’t to say lenders knew what was going to happen. Rather, rates had fallen to the lowest levels in several months as of Monday. Lenders could have dropped them even more, but with important data on the way and an extended holiday weekend ahead, they left themselves a bit of a cushion. That cushion helped absorb most of today’s bond market movement without the need for big mortgage rate changes.

Today brought the hotly anticipated jobs report. This is the “official” job count and unemployment rate data for the U.S. and no other report has as much consistent power to cause volatility in the rate market. Today’s was particularly important because a perpetually decent labor market is the main justification for the Fed to wait and see if tariffs have an impact on inflation before proceeding with additional rate cuts. In other words, if unemployment were rising, the Fed would be cutting rates. Not only did today’s report show no rise in unemployment, there was actually a decline from 4.2 to 4.1%, falling well short of an expectation for an increase to 4.3%. In addition, the job count rose to 147k–a notable difference from the forecast consensus of 110k. With that, the underlying bond market surged toward higher yields. When yields are surging higher, it implies upward pressure on mortgage rates, but the latter didn’t take as much damage as the bond market suggested. The average lender was only slightly higher compared to yesterday, thus suggesting lenders were already getting in position for today’s data earlier in the week. This isn’t to say lenders knew what was going to happen. Rather, rates had fallen to the lowest levels in several months as of Monday. Lenders could have dropped them even more, but with important data on the way and an extended holiday weekend ahead, they left themselves a bit of a cushion. That cushion helped absorb most of today’s bond market movement without the need for big mortgage rate changes.

Mortgage Rate Watch

Rethinking Downsizing: What Today’s Active Adult Buyers Actually Want

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The real estate construction industry has long assumed that buyers aged 55 and older are looking to downsize in retirement, prioritizing compact spaces and stripped-back features. But recent trends suggest that this narrative no longer reflects the true desires of today’s active adult homebuyers.

According to the National Association of Home Builders’ 2023 “What Home Buyers Really Want” report, a significant portion of adults aged 55 and up are not pursuing drastically smaller homes. In fact, many in this demographic prefer homes ranging between 1,800 and 2,400 square feet, complete with modern layouts, functional flex spaces and upscale finishes. Rather than scaling back, they are focused on finding homes that enhance their lifestyle with more meaningful use of space.

While ease of maintenance remains a top priority, buyers are also searching for homes that offer guest accommodations, hobby or home office space, and comfortable areas to host family and friends. Key features such as single-level living, natural light, open-concept layouts and covered outdoor spaces continue to top wish lists. High-end details like granite or quartz countertops, hardwood-style flooring and tile showers reflect the expectations of homeowners who have spent decades building equity and are now ready to enjoy the rewards.

In response to these preferences, Artisan Built Communities has shifted the focus from downsizing to right sizing. The Acworth-based home builder’s floor plans, especially in age-targeted communities like Heritage Pointe at The Georgian and Stratford at NatureWalk at Seven Hills, align with the needs of today’s active adults. Both communities offer thoughtfully designed ranch homes that balance function and elegance, with square footage ranging 1,318 to 2,539 and up to four bedrooms. Select plans include options for additional upstairs living space, perfect for multigenerational needs or long-term flexibility.

Standard features include flex rooms, covered porches, bonus spaces and luxury finishes that add both style and practicality. Homeowners can enjoy stainless steel appliances, tiled bathrooms, LVP or real hardwood floors and inviting fireplaces, all designed to enhance everyday living while maintaining a lower-maintenance lifestyle.

Whether assisting clients in search of their forever home or looking for options that offer a better quality of life without sacrificing comfort, real estate professionals should consider how right-sized homes are redefining the active adult segment. Communities like Heritage Pointe and Stratford provide not just a place to live, but a lifestyle that supports growth, connection and relaxation in a way that traditional downsizing never could.

To learn more about Artisan Built Communities’ offerings for active adult home buyers, visit DiscoverArtisan.com to explore floor plans and availability at Heritage Pointe in Villa Rica and Stratford at NatureWalk in Dallas.

The post Rethinking Downsizing: What Today’s Active Adult Buyers Actually Want appeared first on Atlanta Real Estate Forum.

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What’s Going on at the Children’s Museum of Atlanta?

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Hot Days, Cool Plays at Children’s Museum of Atlanta This July!

Mystery, imagination and summer fun await at Children’s Museum of Atlanta this July! Children can enjoy SCOOBY-DOO! themed activities, including building monster traps in Innovation Station, vanishing ghosts at the Science Bar and crafting their own miniature Mystery Machine in the Art Studio. Celebrate Independence Day on July 4th with a fireworks-inspired science experiment, special story time and a festive museum-wide parade! On July 13 and 27, the Museum will host the Mayor’s Summer Reading Club including storytimes and free take-home books. Pajama Jam is also back, inviting small dreamers to build cozy sleepover forts, make fizzy bath bombs and enjoy a blacklight glow-up with chalk art.

July Special Programming:

SCOOBY-DOO! Activities

Wednesday, July 2 – Thursday, July 31

Children’s Museum of Atlanta is celebrating July with mystery and creative activities inspired by SCOOBY-DOO.

CMA On Stage *Except July 4, 13 and 27

11 a.m. (Weekends Only) “Detective Mole” by Camilla Pintonato

1 p.m. “The Case of the Missing Goggles” by Sara Miller

3 p.m. “Detective Mole” by Camilla Pintonato

(July 4 Only)

1 p.m. “Fourth of July Mice” by Bethany Roberts + Fourth of July Parade

(July 13 Only)

1 p.m. “Our Family is Growing” by Sophia Day

(July 27 Only)

“The Great Ant Sleepover” by Madhuri Shekar

Science Bar

Vanishing Ghosts: Little scientists will harness the power of combustion to become a Children’s Museum of Atlanta certified ghostbuster by taking care of pesky ghosts and vanishing them into thin air.

Bath Bombs: Young scientists can explore the fizzing fun of chemistry by creating their own bath bombs—perfect for unwinding after Pajama Jam!

Art Studio

Make A Mystery Machine: Little ones will join the Mystery Incorporated gang to design a miniature papercraft Mystery Machine! Cut, fold and build a custom van ready for the next mystery-solving adventure.

Glow in the Dark Chalk Art: Little ones will make glow in the dark chalk art in the transformed art studio with black lights!

Jane’s Innovation Station

Contraption Creation: Kids will channel their inner SCOOBY-DOO and team up to build a clever trap to catch a sneaky monster!

Sleepover Forts: Kiddos will activate their imagination by creating the sleepover fort of their dreams using imagination blocks.

Mayor’s Summer Reading Club

Sunday, July 13 and Sunday, July 27

The Mayor’s Summer Reading Club encourages early literacy and vocabulary development in young children and their families. A collaborative effort between the City of Atlanta, Georgia Early Education Alliance for Ready Students, PNC and the United Way, the program is powered by strong public-private partnerships across Atlanta.

Pajama Jam

Saturday, July 19; 5:30 – 7:30 p.m.

Get cozy and celebrate all the best parts of a sleepover-without staying up all night-at Pajama Jam! Kiddos can join in their favorite PJs and enjoy snacks, sing-alongs, dancing and more! Tickets are $10 for members, $25 for non-members. Prices may go up the week of the event. To purchase tickets, visit the website.

Continuing in July:

SCOOBY-DOO! Mansion Mayhem

Through Sept. 7, 2025

SCOOBY-DOO! and the gang invite families to solve a gem of a mystery. This celebratory experience, created by Children’s Museum of Indianapolis in partnership with Warner Bros. Discovery Global Experiences (WBDGE), asks kids and caretakers to combine forces with the members of Mystery Inc. to analyze clues and put their problem-solving skills to the test. Families and young detectives will work through the rooms of the mansion meeting different characters of the iconic TV show that has captivated fans for more than 50 years. Little ones will also have the chance to unmask the jewel thief and discover secrets of the mansion!

About Children’s Museum of Atlanta

Children’s Museum of Atlanta is the only educational venue of its kind in Atlanta, presenting educational programs and exhibits designed for young children ages 0-8. The mission of Children’s Museum of Atlanta is to change the world by sparking every child’s imagination, sense of discovery and learning through the power of play. With learning zones consisting of bright, creative and hands-on exhibits, the Museum supports inventive play-based exploration and experiential learning focused on the whole child. Core competencies for literacy, math and science are promoted throughout all exhibits and programming in alignment with the state and national Core Performance Standards. Funding has been provided by Georgia Humanities and the National Endowment for the Humanities as part of the American Rescue Plan Act of 2021. For more information, please visit GeorgiaHumanities.org. Major support is provided by the Mayor’s Office of Cultural Affairs and major funding is provided by the Fulton County Board of Commissioners. Children’s Museum of Atlanta also offers memberships. For more information or to support Children’s Museum of Atlanta, visit childrensmuseumatlanta.org or call 404.659.KIDS [5437].

Museum Admission

Online ticketing is only available at this time. Phone booking is available with ample notice and will be booked via online reservation. Members must pre-book and will be able to redeem their $5 voucher online. Babies 11 months and younger and members are admitted for free and must reserve their free ticket online prior to arriving at the Museum. All daily programs are included in the price of admission.

Museum Hours

The Museum will operate in a timed entry model where guests can visit between the hours of 10 a.m. and 3:30 p.m. on Monday, Tuesday, Thursday and Friday and 9:30 a.m. – 4:30 p.m. on Saturday and Sunday. The Museum will be closed on Wednesdays. Please check the Museum website to confirm the hours of operation.

More information on the Children’s Museum of Atlanta click here.

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Rates Finally Rise Ahead of Jobs Report

While that’s a moderately big jump for a single day, if we remove the past 4 days from the equation, today’s rates would still be the lowest since early April. In other words, we’re still in solid shape in the bigger picture.

Additionally, we’ve increasingly expected rates to bounce as the recent winning streak persisted. As of yesterday, it was up to 11 days and the odds of a bounce rise sharply after about 5-8 days.

Last but not least, it’s also not uncommon for rates to “circle the wagons,” so to speak, if they’re in the midst of a sustained trend on the eve of a critical market event. Tomorrow’s jobs report classifies as such an event. Along with the Inflation data coming out on July 15th, this data has the potential to firmly support or reject the notion that the Fed could cut rates as early as this month.

See Rates from Lenders in Your Area

While we often go out of our way to remind our audience that the Fed Funds Rate doesn’t dictate mortgage rates, a lot of that has to do with timing. Changes in Fed Funds Rate expectations almost always correlate quite well with mortgage rate movement, and this data could absolutely change those expectations.

As with any big ticket economic report, there’s no way to know how it will fare versus the consensus ahead of time because that consensus constantly adjusts for all available info. In other words, if other reports suggest a weaker labor market, forecasters will update their forecasts and traders will take a lead-off in the corresponding direction. Bottom line: all we can know is that potential volatility is high tomorrow (Thursday) morning, for better or worse.

Mortgage rates have generally been falling since May 21st and have done nothing but move lower for more than 2 weeks. That winning streak finally came to an end today with the average lender moving up 0.06% for a top tier 30yr fixed quote. While that’s a moderately big jump for a single day, if we remove the past 4 days from the equation, today’s rates would still be the lowest since early April. In other words, we’re still in solid shape in the bigger picture. Additionally, we’ve increasingly expected rates to bounce as the recent winning streak persisted. As of yesterday, it was up to 11 days and the odds of a bounce rise sharply after about 5-8 days. Last but not least, it’s also not uncommon for rates to “circle the wagons,” so to speak, if they’re in the midst of a sustained trend on the eve of a critical market event. Tomorrow’s jobs report classifies as such an event. Along with the Inflation data coming out on July 15th, this data has the potential to firmly support or reject the notion that the Fed could cut rates as early as this month. While we often go out of our way to remind our audience that the Fed Funds Rate doesn’t dictate mortgage rates, a lot of that has to do with timing. Changes in Fed Funds Rate expectations almost always correlate quite well with mortgage rate movement, and this data could absolutely change those expectations. As with any big ticket economic report, there’s no way to know how it will fare versus the consensus ahead of time because that consensus constantly adjusts for all available info. In other words, if other reports suggest a weaker labor market, forecasters will update their forecasts and traders will take a lead-off in the corresponding direction. Bottom line: all we can know is that potential volatility is high tomorrow (Thursday) morning, for better or worse.

Mortgage Rate Watch

How to Transform Plain Parking Spaces Into Stylish Outdoor Features

By Jasper North

July 1, 2025

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When designing a parking lot for your commercial or residential property, you need an outstanding design idea that will transform your outdoor space into an admirable environment. High-quality parking lots elevate the look and feel of your entire property and create a powerful first impression for commercial properties.

However, many property owners struggle with choosing the right parking lot design that will work well for their space. Below, we’ll look at a few unique tips for transforming plain parking spaces into stylish outdoor features for your next parking lot transformation project.

Enhance Line Striping and Signage

A functional parking lot is all about users finding their way in and out seamlessly without the need for human intervention. Those visiting your home or business should be effectively guided by the existing signage on where to pack and how to do it. For large commercial organizations, you may want to include wayfinding signage to help visitors find their way from the parking to the departments they came to visit and back without strain.

Additionally, it’s important to invest in expert line stripping for optimal efficiency. You can opt for parking lot striping and sealcoating by Appell Striping of Georgia if you need a top-quality solution and value for your money. If designing signage for your home, you may want to use colors that will easily complement your other exterior colors for an excellent curb appeal.

Improve Visibility With Appropriate Lighting

Incorporating good lighting is a crucial step to enhancing the safety of your parking lot, as this enables drivers and pedestrians to park safely during low-light moments. Poorly lit parking lots make it difficult for drivers to spot obstacles while encouraging criminal activities, especially in large parking spaces. If you’re just getting started with the lighting, you might want to settle for LED lighting, which is more energy efficient, durable, and brighter than its fluorescent counterparts.

Start by installing light at key points such as walkways, staircases, and entrances to significantly enhance safety. As you advance, you can consider motion-activated lights in low-traffic spaces to conserve energy while offering optimal security. Besides the improved security, a well-lit parking area can also offer a perfect additional space for fun events at night when having friends over.

Add Green Spaces in Your Parking Design

Gone are the days when asphalt and concrete were the only parking and pavement materials you’d see around homes and businesses. Today, whether because of sustainability measures or personal preferences, many green parking lots are emerging at residential and commercial setups. These green additions can either be plant pots installed strategically around the parking space or a parking lot entirely made of grass.

Either way, you should ensure the greenery satisfies your aesthetic expectations and that you’re able to take good care of it to ensure longevity. If you’re considering planting trees next to your parking space, remember to maintain a safe distance to enhance the safety of your car. Tree branches can scratch your car or attract animals that can do it.

Investing in your parking lot’s upgrade can be an effective way to improve your property’s value and enhance security. If you were unsure of what strategies to employ to transform your parking space, the above three tips should be your starting point.

Design Trends

Categories: Design Home Trends

Enhance Line Striping and Signage

Improve Visibility With Appropriate Lighting

Add Green Spaces in Your Parking Design

The post How to Transform Plain Parking Spaces Into Stylish Outdoor Features appeared first on Atlanta Real Estate Forum.

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Should I Rent or Buy? Ranch Cottages for Rent is the Answer!

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When searching for the perfect residence, it can be hard to determine whether renting or buying is the correct solution. Enter Ranch Cottages for Rent! An easy answer to a daunting question, Ranch Cottages for Rent offers stylish cottage-style living in desirable locations across Georgia.

Whether you’re shopping for a quiet zip code or somewhere connected to a bustling metro area, The Cottages is waiting to be your ideal match:

Lower Cost of Living

According to the National Association of REALTORS®, the median price for a single-family home is $410,100, which means a monthly mortgage payment of around $2,124 with a 20% down payment. This cost, combined with the thousands of dollars spent on maintenance fees, HOA dues, insurance, property taxes, and more, makes homebuying a considerable financial burden. Renting eliminates all of these problems!

When you begin a new life with Ranch Cottages for Rent, all that’s required is a security deposit to claim your residence. Each community offers upfront pricing, letting you focus more on your growing credit score and less on the uncertainty of the market. A good credit score will be your ticket to favorable interest rates and monetary opportunities in the future.

The average rent for a single-family home at the end of 2024 was approximately $2,050. Ranch Cottages for Rent presents a range of leasing options, many starting from $1,800s. On top of receiving the keys to your cottage home, you will also unlock onsite amenities, including a resort-style pool, fitness center, patio and bark park in select communities. Life at The Cottages also comes with 24/7 emergency maintenance and onsite management!

Freedom to Explore

Whether you’re a young professional looking to explore a new city or a retired individual ready to enjoy a relaxed life, Ranch Cottages for Rent communities offer a splendid getaway.

Unlock the coastal life when you sign a lease at The Cottages at New Hampstead in Savannah or The Cottages at Fox Run in Brunswick, near St. Simons Island. Buying a home near the water is often pricey and comes with increased home care; however, your residence at The Cottages offers low-maintenance living just minutes from the beach.

Ranch Cottages for Rent is proud to build rental communities near connected cities, including The Cottages at Battlefield Crossing in Fort Oglethorpe, The Cottages at Walker Ridge in Cartersville and two communities in Athens, Georgia – The Cottages at Lexington and The Cottages at Ridge Pointe. Not only do residents enjoy easy commutes to major employers and top-rated education, but the diverse lineups of retail, dining and recreation near our cottage communities are also major attractions.

You have time to discover new places and indulge in your surroundings without needing to upkeep your home. Attend a music festival or join a local running group —the choice is yours!

Why Choose Ranch Cottages for Rent?

The Ranch Cottages for Rent team understands that one of the benefits of renting is the “no strings attached” lifestyle. That’s why each cottage community offers flexible leasing options for any phase of life. Leases are available for 12 to 14 months, with the option to renew and stay longer!

Every Ranch Cottages for Rent neighborhood spotlights three floor plan options, each with two to three bedrooms, up to three bathrooms and a one- or two-car garage.

Say hello to these currently leasing communities across Georgia:

The Cottages at New Hampstead – Savannah
The Cottages at Battlefield Crossing – Ringgold
The Cottages at Walker Ridge – Cartersville
The Cottages at Loganville – Loganville
The Cottages at Southampton – Hampton
The Cottages at Fox Run – Brunswick
The Cottages at Lexington – Athens
The Cottages at Ridge Pointe – Athens
The Cottages at Dawson Ridge – Dawsonville

For more information on how you can take advantage of life at The Cottages, visit RanchCottagesForRent.com to explore the Cottage Communities page. From there, you can submit your application or join a VIP list for an upcoming community!

The post Should I Rent or Buy? Ranch Cottages for Rent is the Answer! appeared first on Atlanta Real Estate Forum.

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Old Mill Preserve Now Open to the Public

By David Weekley Homes

July 1, 2025

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Just in time for the long Fourth of July weekend, David Weekley Homes shines the spotlight on its newest Metro Atlanta 55+ community – Old Mill Preserve. Showcasing 130 spacious homesites and five floor plans from which to choose, the Paulding County community is anticipated to receive a resounding response from active adult homebuyers. This was evident at the community’s Grand Opening, which was hosted on June 28 in Old Mill Preserve’s newly debuted model home. Featuring the Anglewood floor plan, the model is now open for tours, and the community is open for sales.

“We are proud to team up with Kathy Andrews Interiors once again for another stellar model home design,” said David Weekley Homes’ Atlanta Division President, Adam Cornett. “Model homes are wonderful tools for helping homebuyers imagine themselves living there, providing design inspiration for components that they can include in their own homes, and highlighting architectural elements and design finishes that set us apart from other homebuilders. The early response from our Grand Opening guests was overwhelmingly positive, and we’re expecting big crowds over the Fourth of July weekend as word spreads that Old Mill Preserve is not only open, but it’s awesome!”

Located at 459 Barnfield Way in Dallas, Old Mill Preserve’s model home features the 3-bedroom, 2.5-bathroom Anglewood floor plan from Encore by David Weekley Homes’ 55+ product line. At 2535 square feet, it’s small but mighty, showcasing 11-foot ceilings, memory point accent walls, a central entertainment-friendly open concept, and loads of windows to bathe living spaces in natural light. Its light and airy transitional design stands out against a neutral backdrop with a warm mix of high-contrast woods and pops of olive green and black. After touring the model, selecting their homesite, and choosing their preferred floor plan, Old Mill Preserve homebuyers will be invited to two Design Center appointments. There, they will hand-pick all the elements to make their home truly unique, guided by a professional Design Consultant.

outdoor living at Old Mill Preserve model

Beyond the available homesites and homes under construction at the Paulding County community, Old Mill Preserve will soon feature lifestyle-enhancing amenities. Included among them are a clubhouse with a fitness center, a lounge pool with a cabana, a community garden, and a pickleball court. Old Mill Preserve homeowners will enjoy easy access to the City of Dallas’ charming historic downtown, the Silver Comet Trail, an abundance of shopping and dining destinations, and quality healthcare at the 112-bed WellStar Paulding Medical Center.

To learn more about Old Mill Preserve, view available floor plans, and schedule a tour of the newly opened model home, prospective homebuyers are invited to visit https://www.davidweekleyhomes.com/new-homes/ga/atlanta/dallas/old-mill-preserve. For more information about award-winning David Weekley Homes and its other communities throughout Metro Atlanta, please visit www.DavidWeekleyHomes.com.

About David Weekley Homes

David Weekley Homes, founded in 1976, operates in 19 markets across the United States and is headquartered in Houston. David Weekley Homes was the first builder in the United States to be awarded the Triple Crown of American Home Building, an honor which includes “America’s Best Builder,” “National Housing Quality Award,” and “National Builder of the Year.” Weekley Homes has been recognized 19 times by Great Place to Work® and Fortune magazine as one of the 100 Best Companies to Work For. Since its inception, David Weekley Homes has closed more than 120,000 homes. For more information about David Weekley Homes, visit the company’s website at www.davidweekleyhomes.com.

Active Adult Dallas

Categories: Active Adult Residential For Sale

About David Weekley Homes

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10 Most Common Foundation Problems (And Ways to Fix Them)

By Jasper North

July 2, 2025

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Foundation problems rarely start with dramatic signs. Usually, foundation issues start with a small crack, a sticking door, maybe a damp patch in the basement. But these subtle warnings can lead to significant structural damage if left unaddressed. Understanding the most common causes of foundation failure and knowing how to fix them with the right approach can save you both time and money. Here are 10 of the most common foundation issues identified by Foundation Repair Experts of Michigan, and what you can do to resolve them before they escalate.

1. Vertical Cracks in Foundation Walls

Vertical cracks are one of the most common foundation problems a homeowner faces. Small vertical cracks might not seem serious initially, but they can be the earliest sign that your foundation is shifting or settling. You’ll usually find these cracks in poured concrete walls, often running straight up and down. These cracks are often caused by natural concrete shrinkage, minor settling, or soil pressure from outside the foundation wall.

Sealing Cracks and Stabilizing Early Movement

If you notice vertical cracks early on, you may be able to seal them with epoxy or polyurethane foam. If the cracks are larger, it would also be a good idea to have a foundation specialist evaluate the cracks and get advice about any risks of excessive settling and if additional structural support is required.

2. Horizontal Cracks or Bowing Walls

Horizontal cracks or bowing walls signal serious distress in the foundation. They often signal pressure from expanding soil or poor drainage pushing in on your foundation. Poor drainage, high levels of moisture, and rain may cause this pressure to increase so high that it will compromise the structure itself.

Relieving Pressure and Reinforcing Walls

Tackling water pressure around the walls is pivotal. You may need to improve drainage around the structure and install waterproofing systems (interior or exterior). You may also need to reinforce the walls using steel beams or wall anchors. In extreme circumstances, excavating and replacing the walls is the final answer.

3. Stair-Step Cracks in Brick or Block Walls

A stair-step pattern indicates foundation movement, stressing block or brick walls. Stair-step cracks are almost always a result of uneven settling because one section of your foundation is sinking more than another. Uneven soil conditions or poor compaction under your home can also cause stair-step cracks.

Leveling the Foundation to Prevent Spreading

You can find a variety of repair methods; one of the most common ones to deal with this issue involves underpinning the foundation with piers to stabilize the foundation and levels. Likewise, you can repair cracks with a variety of masonry sealing repair options, but you will have to fix the source of the movement before it happens again.

4. Uneven or Sagging Floors

Uneven or sagging floor structures may indicate a larger foundation problem, such as soil settlement under a foundation, shifting soil, or failing support beams. Moisture problems can further contribute to structural issues; therefore, heavy rain or extended humid days weaken the ties that hold the wooden frame together and make any support beams more unstable.

Shoring Up Floors with Structural Supports

A sagging floor can be fixed by reinforcing the joists and adding support posts. If it is caused due to settlement, it needs to be stabilized by a foundation specialist. Foundation repair contractors can determine the damage and propose repair recommendations, including installing support piers, adding floor joist reinforcements, addressing moisture issues with basement waterproofing, and improving drainage.

5. Foundation Settling or Sinking

Foundation settling or sinking is a critical issue that requires immediate attention. Visible sinking or cracking in one area of your home may mean the entire foundation has moved. Settlement can happen naturally over time or be caused by water-related soil movement. Over time, any of these factors can cause the foundation to sink more on one side than the other, leading to structural damage.

Lifting and Anchoring a Sinking Foundation

In most cases, stabilizing the foundation involves the installation of helical or push piers that will transfer the structural load to stable soil layers below the structure. Once helical piers or push piers are installed to reach stable (deeper) soil, the job is finished. The helical or push piers lift and support the foundation.

6. Doors and Windows that Stick Or Won’t Close

As a homeowner, recognizing that you have problems with doors or windows that don’t open or close properly may be a more subtle sign of issues with your foundation. If your doors and windows were working fine before but are now jamming, it could mean the frames are out of alignment due to movement below. This is a common symptom of foundation shift or sinking.

Realigning Frames by Addressing Movement Below

Fixing foundation movement through stabilization methods can resolve the misalignment. Sometimes, you might need to adjust the door and window frames after you have repaired the foundation.

7. Water Seepage or Basement Moisture

Moist basements are pretty common and can cause several issues. Moist basements, musty odor, damp walls, and water puddles in the basement indicate some level of water intrusion. Prolonged moist basement issues can escalate to mold, wood rot, and further deterioration.

Poor drainage, foundation cracks, or inadequate waterproofing are common causes of water intrusion. Ignoring a moist basement can lead to costly repairs, reduced home value, and ongoing health concerns.

Keeping Moisture Out with Basement Waterproofing

Waterproofing can either be done internally or externally. During this process, a sump pump is installed to prevent water damage, and cracks are also sealed.

8. Gaps Around Windows and Exterior Doors

If you notice gaps forming around your windows or doors, it’s often a sign that your walls are shifting because of foundation movement. These gaps aren’t just unsightly, they can let in drafts and moisture, making your home feel less comfortable and driving up energy costs.

Filling the Gaps by Correcting Foundation Shift

After your foundation has stabilized, you may need to reseal or even replace the affected windows & doors to regain energy efficiency and prevent further damage. Talking to a foundation professional will ensure you are fixing a structural or cosmetic problem.

9. Chimney Leaning or Pulling Away from the House

A leaning chimney is a visible sign of potential foundation problems. Chimneys are usually built on footers. When the soil underneath those footers settles or erodes, chimneys can lean or even separate from the building. If left unaddressed, this can cause the chimney to become unstable and unsafe.

Stabilizing the Chimney Before It Becomes Unsafe

Stabilizing a chimney may include the installation of helical piers or brackets to stabilize and attach the chimney back to the structure.

10. Mold and Musty Smells in the Basement

If you have ongoing musty smells or mold present in your basement, there is a good possibility that your basement has trapped moisture. Individual mold spores can propagate extremely quickly and can create poor air quality. Mold growth generally occurs due to continuous water intrusion and/or poor ventilation.

Eliminating Mold by Fixing Moisture at the Source

Repairing the entry of water into your basement through proper basement waterproofing and appropriately ventilating your basement are the only ways mold will be eliminated from your home. If the mold has grown or spread, you may require some professional mold remediation.

Final Thoughts

Foundation issues don’t always begin with a catastrophic event. Many times, it is the small things, such as cracks, moisture, and stuck doors, that signal a larger problem. The sooner you recognize the issue, the easier and less costly it will be to fix. If you are facing any foundation problems mentioned above, contact a qualified foundation specialist to inspect your home, who can provide you with an overall assessment, determining what the initial cause was and what kind of home repair is appropriate for you.

Basements Home Maintenance

Categories: Home Maintenance Home Trends

1. Vertical Cracks in Foundation Walls

Sealing Cracks and Stabilizing Early Movement

2. Horizontal Cracks or Bowing Walls

Relieving Pressure and Reinforcing Walls

3. Stair-Step Cracks in Brick or Block Walls

Leveling the Foundation to Prevent Spreading

4. Uneven or Sagging Floors

Shoring Up Floors with Structural Supports

5. Foundation Settling or Sinking

Lifting and Anchoring a Sinking Foundation

6. Doors and Windows that Stick Or Won’t Close

Realigning Frames by Addressing Movement Below

Fixing foundation movement through stabilization methods can resolve the misalignment. Sometimes, you might need to adjust the door and window frames after you have repaired the foundation.

7. Water Seepage or Basement Moisture

Keeping Moisture Out with Basement Waterproofing

Waterproofing can either be done internally or externally. During this process, a sump pump is installed to prevent water damage, and cracks are also sealed.

8. Gaps Around Windows and Exterior Doors

Filling the Gaps by Correcting Foundation Shift

9. Chimney Leaning or Pulling Away from the House

Stabilizing the Chimney Before It Becomes Unsafe

Stabilizing a chimney may include the installation of helical piers or brackets to stabilize and attach the chimney back to the structure.

10. Mold and Musty Smells in the Basement

Eliminating Mold by Fixing Moisture at the Source

Final Thoughts

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How to Keep Your Doors & Windows Safe During House Painting

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During home painting projects, paint splatters and drips always find their way onto doors and windows. These surfaces collect paint in their hinges, tracks, and hardware, which can cause serious functionality problems. Door handles become sticky, window slides get jammed, and painted-over locks stop working properly. As a homeowner, you must not underestimate how much protection these areas actually need during painting work. Here’s how to shield your doors and windows from paint damage to keep them operating smoothly while you complete your project:

1. Remove and Store Doors

Removing doors entirely prevents paint from getting on them and makes it easier for you to shift furniture around. This process works much better than taping door frames throughout your painting project. Start by gathering a hammer, nail set, pliers, and some cardboard to protect your floors. Gently tap each hinge pin up from the bottom using your hammer and nail set, and then use pliers to grab the pin and pull it out completely. For retractable screen doors, simply slide them back into housing, but fixed screens require removing the screws or latches that secure them to the frame.

2. Gather All Tools and Materials

Having all your supplies before you paint is time-saving and prevents frustrating store runs during the job. Your basic toolkit should include drop cloths, extension handles, step ladders, quality brushes, paint rollers, roller trays, and painter’s tape. Surface preparation requires sandpaper in different grits, sanding blocks, primer, and cleaning supplies such as tack cloths. Additionally, house painters never forget to carry spackling paste, putty knives, caulk tubes, and caulk guns with them to patch little holes and cracks they find as they go. This prep stage determines how professional your finished work appears.

3. Safeguard Outdoor Spaces Before Exterior Painting

Exterior house painting presents serious risks to your landscaping and outdoor items that need to be protected beforehand. Lightweight drop cloths cover flower beds and bushes well without blocking air circulation. Heavy canvas tarps, however, should cover your outdoor furniture that cannot be moved to protected areas. Take garden hoses, tools, and decorations away from the work area to prevent tripping and accidental damage during the painting process.

4. Cover Floors and Furniture

Smart furniture placement makes painting easier and protects your property from accidental splashes and spills. Lightweight furniture pieces need to be moved to other rooms entirely, whereas heavier furniture should be moved to the center and covered with plastic sheeting. Different floors need different coverings; plastic will do for tile and linoleum, but wooden floors require thicker coverings to prevent scratching. Apply painter’s tape carefully on baseboards, outlet covers, and switch plates to achieve clean paint lines. Also, hardware removal or covering prevents the paint from building up on door handles, window locks, and other metal fixtures that would look unprofessional if painted.

5. Prep and Paint Doors

Door preparation starts with removing any hardware, including knobs, locks, hinges, and decorative trim pieces. Light sanding with medium-grit paper creates the proper surface texture for good paint adhesion without damaging the material underneath. Wiping off dust with a tack cloth ensures your primer and paint apply smoothly with no bumps or debris showing through the finish. Denver Painting Contractors recommend using foam rollers on flat door surfaces and angled brushes for detailed areas like panel edges and decorative molding. Multiple thin coats always look better than one thick coat and dry more evenly without runs or drips.

6. Protect and Clean Your Glass

Good glass protection involves meticulous tape placement that gives the necessary sealing while keeping the paint off of areas it shouldn’t come in contact with. Timing your tape removal is what keeps paint from flaking off when you pull the tape off from glass surfaces. New, clean razor blades work well for scraping off any paint that finds its way onto glass surfaces during painting.

7. Keep Electrical Outlets and Light Fixtures Safe

Your top concern when painting near outlets, switches, and light fixtures should be electrical safety. Turn off power at the circuit breaker before taking out any outlet covers or switch plates from the walls. Plastic bags secured with tape provide excellent protection for ceiling fans and hanging light fixtures that cannot be removed easily. Paint should never cover any electrical parts, as it can lead to safety hazards and interfere with the regular operation of your home’s electrical system.

8. Use Proper Methods When Painting Walls

Wall painting technique starts with cutting in edges where walls meet ceilings and trim using a high-quality angled brush. Proper brush loading and proper hand movement create smooth, even lines with no brush marks or noticeable uneven coverage. Proper rolling technique involves working in manageable sections using overlapping patterns to ensure complete coverage without lap marks showing. Textured walls need special attention with heavier roller covers and additional paint. Maintaining a wet edge by working quickly between sections prevents visible seams from appearing on your finished wall surface.

9. Maintain Proper Ventilation

Good ventilation protects your health while painting and lets the paint dry properly for the best long-term performance. Venting windows and doors on opposite sides of your room provides cross-ventilation that circulates fresh air while removing paint fumes. Fans can definitely increase air circulation, especially in rooms that don’t receive much natural ventilation from doors or windows. Respirator masks provide extra protection when working with oil-based paints or in poorly ventilated spaces with higher fume concentrations.

10. Clean Up Thoroughly

Immediate tool cleanup preserves your investment in quality brushes and rollers while preventing dried paint from ruining expensive equipment. Proper paint storage in sealed containers and cool locations prevents waste and reduces fire hazards from flammable materials. Paint-soaked rags need special handling because they can spontaneously ignite if bunched up with solvent residues still present. Maintaining a clean, organized workspace throughout your project prevents accidents and makes each day’s work start more efficiently.

11. Let Doors and Windows Fully Dry

Giving the proper amount of drying time will make your painting job appear professional and last for years without failing prematurely or being damaged. Most paints need at least 24 hours before they can withstand everyday use, but complete curing can take up to a week. Children and pets must stay away from painted areas during the entire drying period to prevent handprints, scratches, or any other form of damage. Continued ventilation during drying helps fumes dissipate completely while ensuring perfect curing conditions for utmost paint durability.

Smooth Paint Finish Calls for Safe Results

Your freshly painted walls deserve more than admiration from across the room. They need doors that swing freely, windows that glide effortlessly, and hardware that functions like a paintbrush never came near it. Every piece of tape you carefully position, every handle you remove, and every drop cloth you spread becomes part of your home’s story. Good preparation prevents the frustrating problems that force you to call professionals for expensive repairs later. The difference between a weekend project and a home renovation is treating every surface like it matters because, in the end, it absolutely does.

The post How to Keep Your Doors & Windows Safe During House Painting appeared first on Atlanta Real Estate Forum.

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Goodbye Sweetberry Park: Josh Green’s New Atlanta Tale

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“City Life, Creeping Gentrification and Flesh-eating Snakes:” now that’s a gripping tagline! Josh Green, editor of Urbanize Atlanta, joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss his new novel, “Goodbye, Sweetberry Park,” which explores gentrification and urban development through the eyes of the fictional journalist, Archie “God” Johnson.

From the Rust Belt to Urbanize Atlanta

Green grew up in the Rust Belt and describes it as the “polar opposite of the growing Sun Belt population explosion.” As he began to explore the country, he was fascinated by the vibrance and quick growth of Atlanta and many Florida cities.

Now the editor of Urbanize Atlanta, Green taps into his passion for urban development every day, providing readers with detailed perspectives on all things Atlanta. Urbanize Atlanta celebrates its fourth anniversary this year.

Green said, “You get on the ground with a camera and just really explore the curiosities about what’s happening and how it all links together.”

Goodbye Sweetberry Park

Following the success of his short story collection, “Dirtyville Rhapsodies” and first novel, “Secrets of Ash,” Green released a new novel, “Goodbye, Sweetberry Park,” earlier this year. The novel chronicles the joys and struggles of a fictional veteran journalist covering a chaotic summer in Atlanta.

“It’s kind of an amalgamation of a lot of different, fun, beautiful, lovely, troubled, historic intown Atlanta places ranging from West End to Cabbagetown,” said Green. “There’s Grant Park mixed in, the fictional Zoo and then where I’m living now, Kirkwood and some Oakhurst.”

“Goodbye Sweetberry Park” offers a more personal perspective of gentrification in Atlanta neighborhoods. Green says he draws from his experiences as an Atlanta reporter, so this novel serves as his “street-level” perspective on the topic. One of Green’s early influences for the novel was an Atlanta Magazine article he wrote, “The Gentrifier.” He detailed his experience in buying a larger intown home for his family and becoming a “gentrifier” in the process. The article went on to win an Atlanta Press Association Award and sparked major conversations about modernization in the city.

Green states that the neighborhood transformation that has stuck with him is the Atlanta Beltline. The trails offer alternative transportation, while restaurants and recreation are big influences for tourism to the city. As Atlanta grows and develops, the Beltline is an asset to connect residents to work, home and attractions.

What About Affordable Housing?

Transit-oriented development is one way that Green sees Atlanta adding affordable housing. Neighborhoods such as Candler Park are already one step ahead, converting unused MARTA parking lots into brilliant housing complexes and retail centers. With convenient proximity to local MARTA stations and rapid bus routes, residents can take transportation out of their monthly budgets, which makes housing more attainable in the long run.

Tune in to the full episode to discover more about Atlanta gentrification and Green’s experiences as an Atlanta journalist. Order your copy of “Goodbye, Sweetberry Park” on Amazon or at JoshRGreen.com.

About Josh Green

Josh Green is the editor of Urbanize Atlanta, a popular news site known for its colorful, up-close coverage of Atlanta. In March 2025, he released his second book, Goodbye, Sweetberry Park,” a brand-new story behind “Secrets of Ash,” the first installation in his Peach-State trilogy. “Dirtyville Rhapsodies,” his published book of short stories, was highly acclaimed from the start, named “Best Book for the Beach” by Men’s Health and in Atlanta Magazine’s “Top 10 Books of 2013.”

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Mortgage Rates Hold Steady at 3 Month Lows

Mortgage lenders prefer to set rates once per day, but can “reprice” if the underlying bond market moves enough in one direction or the other. Bonds improved enough yesterday afternoon for many lenders to offer slightly lower rates. Those lenders are a hair higher today, generally.

In terms of the underlying bond market, things are just a bit better right now compared to yesterday morning and just a bit worse compared to yesterday afternoon. That deterioration mainly followed this morning’s job openings data which showed another increase from the longer-term lows seen 2 months ago. Rates typically move higher if job openings are higher than expected, all else equal.

But today’s data-driven volatility is nothing compared to what could be seen on Thursday morning following the big jobs report (officially, the “Employment Situation” which offers a count of jobs created in June as well as an update to the unemployment rate).

See Rates from Lenders in Your Area

It’s been 88 days since the average 30yr fixed mortgage rate was as low as it is today–close enough to 3 months. Some lenders may be higher or lower than they were yesterday depending on whether or not changed rates yesterday afternoon. Mortgage lenders prefer to set rates once per day, but can “reprice” if the underlying bond market moves enough in one direction or the other. Bonds improved enough yesterday afternoon for many lenders to offer slightly lower rates. Those lenders are a hair higher today, generally. In terms of the underlying bond market, things are just a bit better right now compared to yesterday morning and just a bit worse compared to yesterday afternoon. That deterioration mainly followed this morning’s job openings data which showed another increase from the longer-term lows seen 2 months ago. Rates typically move higher if job openings are higher than expected, all else equal. But today’s data-driven volatility is nothing compared to what could be seen on Thursday morning following the big jobs report (officially, the “Employment Situation” which offers a count of jobs created in June as well as an update to the unemployment rate).

Mortgage Rate Watch

Fourth of July Events In Atlanta

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Do you have any plans for the Fourth of July? Will you be watching the fireworks from home this year, headed to a local event or partying it up on one of Atlanta’s prime rooftop bars? There are multiple displays planned across the Atlanta area this year.

Check out these events in Buckhead, Marietta, Gwinnett County and other areas. Whatever your plans may be, here are some ideas to light up your July 4!

Fourth of July Events

The Marietta Fourth of July festivities kick off at 10 a.m. on Friday, July 4 with the Let Freedom Ring parade. The parade starts at Roswell Street Baptist Church and makes its way around Marietta, ending at North Marietta Parkway. When the parade ends, the festival begins! Bring the whole family for delicious concessions, arts and crafts and a carnival. At dark, the festival will present live music, a fireworks display and more!

Voted the “Best Place to see Fireworks in Atlanta” by the Atlanta Journal-Constitution, the Stone Mountain Park’s Fantastic Fourth Celebration is back for another year! From July 1 to 7, visitors experience brilliant fireworks, laser shows and full days of adventure in the park. The laser show and fireworks begin at 9:30 p.m. each night of the weekend. Capacity is limited for this event, so make sure to get there early and consider making a reservation for your family.

The 2025 Rome Fireworks Extravaganza is presented by the Atrium Health Floyd again this year. Beginning at 9:15 p.m. on July 4, fireworks will light up sky from Jackson Hill. Zambelli Fireworks’ display includes over 1,500 fireworks of all shapes, sizes and colors. The fun begins at 4 p.m. with food, activities and live music. Admission is free and parking is $5 per car.

Again, this year, the City of Acworth is excited to host Let Freedom Ring in partnership with the Acworth Business Association. Join the fun all day at Cauble Park, including live music at 5:30 p.m. and fireworks at 9:30 p.m. (subject to change, weather permitting). Admission is free but attendees are encouraged to arrive early to secure a parking spot. Shuttles will not be running from the main parking lots but will be available to all disabled attendees. Disabled parking will be open at nearby McCall Primary School.

Whether you celebrate from your front porch or on a picnic blanket in the park, we hope that you and your family enjoy a safe and enjoyable Independence Day. When planning your holiday, keep in mind that celebrations may change with weather and other causes. Keep an eye out for city updates so you stay informed. Have a happy Fourth of July!

For more information on upcoming events, exciting new metro Atlanta communities and industry news, subscribe to our daily newsletter and follow along on www.AtlantaRealEstateForum.com.

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Mortgage Rates Take Another Step Toward April Lows

The average lender is now only 0.07% higher than they were on April 4th and that’s a gap that can be traversed in as little as one day under the right circumstances. If it is destined to be traversed in the near feature, it would likely be due to exceptional weakness in the forthcoming economic data–especially Thursday’s big jobs report.

Conversely, if this week’s economic data surprises to the upside, it would likely coincide with rates bouncing here and headline back into the recent range. And lastly, if this week’s data doesn’t cast a decisive vote in either direction, next week’s inflation reports could easily break the tie.

See Rates from Lenders in Your Area

The most interesting aspect of today’s movement was the movement itself. It didn’t happen due to any interesting data or news headlines. Both stocks and bonds (which dictate rates) improved as traders moved portfolios into position for the end of the month/quarter. This can cause market movement independent of economic data/news.

April 3rd and 4th saw the average top tier 30yr fixed mortgage rates well into the “mid 6’s.” Many lenders were able to quote 6.5% at the time. Just a few days ago, we noted there was still a ways to go before breaking below those early April levels, but the past few days have taken us within striking distance. The average lender is now only 0.07% higher than they were on April 4th and that’s a gap that can be traversed in as little as one day under the right circumstances. If it is destined to be traversed in the near feature, it would likely be due to exceptional weakness in the forthcoming economic data–especially Thursday’s big jobs report. Conversely, if this week’s economic data surprises to the upside, it would likely coincide with rates bouncing here and headline back into the recent range. And lastly, if this week’s data doesn’t cast a decisive vote in either direction, next week’s inflation reports could easily break the tie. The most interesting aspect of today’s movement was the movement itself. It didn’t happen due to any interesting data or news headlines. Both stocks and bonds (which dictate rates) improved as traders moved portfolios into position for the end of the month/quarter. This can cause market movement independent of economic data/news.

Mortgage Rate Watch

Guide to the Atlanta Beltline

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The Atlanta Beltline, one of the largest urban development projects in the United States, has successfully connected Atlanta communities through recreation, art expression and commerce across 22 miles of urban trails. The Beltline’s success has spawned numerous urban renewal projects in Atlanta, such as the Krog Street Market and some specifically on The Beltline, like Ponce City Market. The Beltline has connected many Atlanta neighborhoods; see for yourself what makes it so great.

With so many opportunities to explore the Atlanta Beltline, it might feel overwhelming to find a starting point. Don’t fret; we have put together a guide to the Beltline project so you can plan your visit!

History

In the late 1990’s, Ryan Gravel, an architecture and urban planning graduate student at Georgia Tech saw the neglected railroad tracks of Atlanta’s industrial roots and imagined a way to revitalize and transform into something new. Gravel envisioned the 22-mile loop of the city’s core as a public space that would connect neighborhoods and job centers and grow economic development along the way.

With the support of other like-minded individuals, he started Friends of the Beltline and began campaigning for funds for the massive project at hand. Other early partners included The PATH Foundation, The Trust for Public Land, Atlanta Committee for Progress and key donors like the James M. Cox Foundation, the Robert W. Woodruff Foundation, and the Arthur M. Blank Family Foundation. The Atlanta Beltline project was officially launched in late 2005, and a 25-year redevelopment plan was drafted.

Throughout the years, the Beltline has evolved into a hub for Atlanta residents, bringing together recreational opportunities, artistic installations, rich culture and economic prosperity.

Food, Drinks and Retail

There is no shortage of good eating on The Beltline. Most restaurants are located on the Eastside Trail but more are soon to come with the finished construction of the whole path.

Located in the heart of Inman Park, Krog Street Market, formally known as the Stove Factory, was designed to be as authentic as the 1920s warehouse it resides in. The market is home to dining, bars and retail shopping. Retail stores include The Merchant, which carries home furnishings and general gifts; The Collective, which offers vintage clothing and antiques; and Inman”s Candies, to satisfy any sweet tooth with a vintage candy store. Finish the day by dining in one of the Market’s southern-grown restaurants. The Ticonderoga Club and Hop City offer a dining and bar scene. Opt for more Mediterranean flavor at Yalla, Tex-Mex at Bar Mercado or pizza at Varuni Napoli.

Located right on the Eastside Trail, Ponce City Market has more than 35 retail shops and 32 restaurants. The food court style and open seating means that Ponce has choices that will please anyone. Botiwilla is a great option for some real Indian street food, Minero has a Latin flare with specialty cocktails, and 9 Mile Station which is a local rooftop beer garden with local brews. Ponce City Market also has a rooftop that includes attractions, restaurants and Skyline Park.

The Two Urban Licks‘ patio overlooks the trail, and they offer a brunch and dinner menu with all the drinks and cocktails that could go along with it.

Piedmont Park offers great dining like Woody’s Famous Philadelphia Cheesesteaks. Since 1975 Woody’s has brought the good ole Philly cheesesteak to Atlanta, and everyone loves them.

Located right over Piedmont Park is Park Tavern, one of the city’s most well-known bars. They host a multitude of events, such as live music, ice skating and an annual 4th of July after party for the Peachtree Road Race.

Things to do

Skyline Park, located on top of Ponce City Market, is a beautiful view with some fun activities for the whole family. They offer old-school carnival games and even a couple of amusement park-like attractions. They also offer rooftop bars and restaurants.

The Beltline is beautiful on foot, but you can see more of it by Renting a Bike. There are a few different rental places located all around the trail. The Eastside offers Atlanta Bicycle Barn and Skate Escape. Relay Bike station also has locations in the Historic Fourth Ward, Piedmont Park and on the west end of MARTA.

Parks and Trails

The Atlanta Beltline is home to 8 major trails and two connectors that wind through every corner of the 22-mile area. The West Side Trail, the Beltline’s first completed trail, is a treat for outdoor enthusiasts. Check out the iconic 0-mile marker and take a walk from Westview Cemetary to Rose Circle Park. On the other end, the Eastside Trail connects Midtown to Reynoldstown, creating an easy passageway through Eastside’s shopping and dining.

Looking to explore some of Atlanta’s oldest neighborhoods? The Southwest Trail spans 2.6 miles, taking visitors through Pittsburgh, Adair Park and West End before finally connecting to the Westside Trail. Artistic displays await on the Westside Trail, ushering you along the shaded path with convenient access to MARTA and other transit.

For a longer trail, check out the Northside Trail. It stretches 2.9 miles through beautiful, secluded pathways, starting at I-75 and finishing at Peachtree Creek. Once completed, the Northeast, Southeast and Southside trails will offer even more places to get outside and enjoy the Beltline’s expansive reach.

The Beltline also boasts proximity to Atlanta’s parks, such as historic Fourth Ward Park and Skatepark, Perkerson Park, Rose Circle Park, Westside Park, D.H. Stanton Park, Gordon White Park, Boulevard Crossing Park and Arthur Langford Jr. Park.

Art on the Beltline

The Atlanta Beltline has hosted local art installations for many years, making it one of the largest temporary public art exhibits and linear galleries in the United States! Art on the Beltline is split into three collections: Beltline Walls for murals, Beltline Spaces for sculptures and Beltline Flow for performances.

Currently, there are three Beltline Walls installations: “How We Grew Together” by Charity Hamidullah on the Northeast Trail at Piedmont Park, “RENASCENT” by Aziza Andre on the Southeast Trail and “Work in Progress: A Honest Look at Fatherhood” by Curator-in-Residence, Eugene V. Byrd III. These murals hold cultural significance and serve as education and thought provocation for viewers.

As part of the Beltline Spaces collection, sculptures can be found all throughout the project. Some current installations include Quilts in the Sky by Adana Tillman, Aesthetics of the Yellow Bloom by Kainebi Osahenye, Ivbieva by Taiye Idahor, the Tiny Door collection, Wake by Mel Chin and so many more.

Many performances occur along the Beltline as part of the Beltline Flow program. These performances include instrumental and vocal concerts, dance exhibitions, spoken word poetry readings, parades and other creative endeavors.

To help growing artists expand their reach, the Atlanta Beltline created a residency program that offers real-world exposure and guaranteed exhibition space. Individuals can apply for Scholar-, Curator- and Artist-in-Residence positions, have their works displayed to the public and gain valuable experience in the public art and infrastructure sector.

The Future of the Beltline

The Beltline, which celebrates 20 years in 2025, has been an ongoing endeavor to connect Atlanta communities through recreation, art expression and commerce. The project is also set for completion in 2030.

In celebration, the Beltline designed a new logo, known as the Beacon, that emphasizes the project’s mission to bring light to the source – the heart of the city – through its programs and installations. The logo also draws color inspiration from eight different color families, representing the eight pathways through the Beltline and creating an inclusive, unique brand. In 2023, the Atlanta Beltline began its rebrand with Alloy, a precision storytelling and experiences agency and transformed the website into a tech stack that makes information more accessible and sets the project up well for future updates.

The Beltline incorporates public parks, walking and biking trails, transit and more along a historic 22-mile railroad corridor through Atlanta’s in-town neighborhoods, creating a safe space for residents to cultivate economic opportunities and sustainability efforts.

To learn more about the Beltline’s activities, shopping, and dining, check out the Beltline website.

The post Guide to the Atlanta Beltline appeared first on Atlanta Real Estate Forum.

Atlanta Real Estate Forum

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Mortgage Rates Not Too Far From 8 Month Lows

Friday’s mortgage rates ended up being right in line with Thursday’s on average. At 6.72%, the MND daily rate index is as low as it’s been since early April when it hit 6.60%.

If you’re thinking that 6.72 doesn’t sound much higher than 6.60, you’re right! Mortgage lenders tend to offer rates in 0.125% increments, so we’re really only one notch away from those lows. After that, we’d need to go all the way back to October to see anything lower.

While the mortgage market can languish sideways for weeks without moving outside a 0.12 range, there are also more than a few examples of that much movement in a single day, provided the news is sufficiently inspiring. The catch is that the movement could occur in either direction.

In a general sense, the recent improvement has been a byproduct of slightly softer economic data and inflation. There are key reports that speak to those metrics over the next two weeks. Rates have more room to fall if the data shows a continued softening, but could spike abruptly if employment surges or tariff-driven inflation actually materializes.

See Rates from Lenders in Your Area

Friday’s mortgage rates ended up being right in line with Thursday’s on average. At 6.72%, the MND daily rate index is as low as it’s been since early April when it hit 6.60%. If you’re thinking that 6.72 doesn’t sound much higher than 6.60, you’re right! Mortgage lenders tend to offer rates in 0.125% increments, so we’re really only one notch away from those lows. After that, we’d need to go all the way back to October to see anything lower. While the mortgage market can languish sideways for weeks without moving outside a 0.12 range, there are also more than a few examples of that much movement in a single day, provided the news is sufficiently inspiring. The catch is that the movement could occur in either direction. In a general sense, the recent improvement has been a byproduct of slightly softer economic data and inflation. There are key reports that speak to those metrics over the next two weeks. Rates have more room to fall if the data shows a continued softening, but could spike abruptly if employment surges or tariff-driven inflation actually materializes.

Mortgage Rate Watch

Mortgage Rate Winning Streak Continues

Normally, we’d point to the economic release calendar to help explain this sort of momentum. There were numerous reports out this morning and several of them could be viewed as helpful for rates. But when rates move lower in response to economic data, we tend to see at least some semblance of weakness in the stock market–even if only briefly–and that was nowhere to be found.

The implication is that the market is broadly shifting to expect a lower path for the Fed Funds Rate (something that would help both rates and stocks).

It’s always good to remember that the greater number of days in a mortgage rate winning streak, the greater the odds of a bounce. Sometimes that only means a single day moving modestly higher. Other times, the rate market hits a short term floor and moves back up into its recent range for a while. There is absolutely no way to know which sort of bounce the next one will be, only that it grows slightly more likely with each passing day of victory.

See Rates from Lenders in Your Area

Note: our winning streak is at 5 days currently, and we don’t tend to call attention to these risks until we hit 8 days. Some of the longest streaks go more than 10 days.

After topping out on May 21st, the average day for mortgage rates has been a good one. This has been especially true since June 6th with our 30yr fixed index moving down almost 0.25% through this afternoon. Today’s gains contributed nicely with a drop of 0.07%. Normally, we’d point to the economic release calendar to help explain this sort of momentum. There were numerous reports out this morning and several of them could be viewed as helpful for rates. But when rates move lower in response to economic data, we tend to see at least some semblance of weakness in the stock market–even if only briefly–and that was nowhere to be found. The implication is that the market is broadly shifting to expect a lower path for the Fed Funds Rate (something that would help both rates and stocks). It’s always good to remember that the greater number of days in a mortgage rate winning streak, the greater the odds of a bounce. Sometimes that only means a single day moving modestly higher. Other times, the rate market hits a short term floor and moves back up into its recent range for a while. There is absolutely no way to know which sort of bounce the next one will be, only that it grows slightly more likely with each passing day of victory. Note: our winning streak is at 5 days currently, and we don’t tend to call attention to these risks until we hit 8 days. Some of the longest streaks go more than 10 days.

Mortgage Rate Watch

NRHC: Why Georgia Build-To-Rent is Thriving

By Caitlyn Bennett

June 25, 2025

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The build-to-rent (BTR) sector is wildly successful throughout the Southeast, mainly due to its flexibility, pricing and amenities. While still a relatively new industry, its contribution to the housing market thus far makes it a popular choice for renters, home builders and residential developers. David Howard, chief executive officer with the National Rental Home Council (NRHC), joins Host Carol Morgan on the Atlanta Real Estate Forum Radio podcast to discuss the role of BTR communities in the Atlanta market.

Why BTR?

Instead of renting a two-bedroom apartment in the city, residents can select a rental with the perks of a traditional, new home community. Popular amenities at BTR communities include clubhouses, pools, dog parks, walking trails, playgrounds and sports courts. These rentals come in all shapes and sizes, from three- and four-bedroom single-family homes to stylish townhomes.

“I think people love the flexibility,” shares Howard. “We call them renters by choice, because they’re choosing to rent.”

What factors impact the “renters by choice” mindset? Howard explains that many renters are not necessarily looking to downsize; often, it’s their goal to “right-size.” They are moving to a home with just enough room for their lifestyle. Lawn maintenance is usually included, and onsite maintenance ensures that residents don’t have to make repairs or even change lightbulbs, providing the low-maintenance lifestyle that renters seek.

“This is not a one-size-fits-all opportunity for residents and families,” said Howard. “You see empty nesters, seniors, singles and families with young kids. You see families with older kids. It’s really an interesting mix of residents in these communities.”

Build-to-rent communities offer residents affordable housing in desirable locations. Families often move in to put their child in a highly rated school district, while empty nesters choose to rent because it gives them freedom to travel without worrying about the grass growing too high.

Housing Statistics

Historically, one-third of households rent, and the remaining two-thirds of households own their homes. Of course, this was easier for renters and homebuyers when homes were smaller and cost less. For example, in 1982, 40% of homes sold were starter homes at 1,400 square feet or less and the average home cost around $68,500. These homes don’t exist today. From 2010 to 2020, Georgia’s population increased by 1 million people, but during this time, the state only added 300,000 in housing stock.

Impact of BTR Communities

BTR development is still new, bringing a fresh perspective to for-rent construction and also some skeptics. Historically, there have been for-sale home communities and rental apartment complexes, but not much in between. BTR communities bridge that gap with expansive, single-family home communities like never before.

Of course, there are always NIMBYs and from Howard’s perspective, the best way to calm uncertainties is through education.

Howard said, “We’re spending a lot of time trying to educate the media, trying to educate policy makers, trying to educate residents about what build to rent is, what it has to offer, what the benefits are, and what its place is across the broader housing spectrum.”

Recently, Georgia legislators launched an investigation into large, out-of-state corporations purchasing homes across the state. There is concern that it’s affecting home ownership and limiting availability for individual buyers, but how much of that is true? Howard emphasizes that home ownership has grown in the last five years and that the biggest threat to home ownership is lack of supply. BTR communities positively impact the home market, just in a different sector than for-sale homes.

Howard said, “We would much rather see policymakers focus on legislation that encourages new home building and makes it easier for people to invest in housing and develop new housing, because the only way we’re going to get out of this is by building more housing.”

Cap Rates

Cap rates are not hindering the market; they just aren’t helping it grow. With mortgage rates at 6% to 7%, the cost of capital makes it difficult for home builders and investors to finance construction. Nevertheless, homes are still being built because the market desperately needs inventory.

Tune in to the full episode to discover more about build-to-rent growth. For more about the National Rental Home Council, visit www.RentalHomeCouncil.org.

About National Rental Home Council

The National Rental Home Council (NRHC) is a nonprofit trade association representing the single-family rental housing industry. Members include owners, operators and builders of single-family rental homes and communities. NRHC has a Georgia chapter, known as the Georgia Rental Home Council.

Podcast Thanks

About Atlanta Real Estate Forum Radio

Build To Rent Rental Homes

Categories: Build to Rent Radio Residential For Rent

Why BTR?

“I think people love the flexibility,” shares Howard. “We call them renters by choice, because they’re choosing to rent.”

“This is not a one-size-fits-all opportunity for residents and families,” said Howard. “You see empty nesters, seniors, singles and families with young kids. You see families with older kids. It’s really an interesting mix of residents in these communities.”

Housing Statistics

Impact of BTR Communities

Of course, there are always NIMBYs and from Howard’s perspective, the best way to calm uncertainties is through education.

Howard said, “We’re spending a lot of time trying to educate the media, trying to educate policy makers, trying to educate residents about what build to rent is, what it has to offer, what the benefits are, and what its place is across the broader housing spectrum.”

Howard said, “We would much rather see policymakers focus on legislation that encourages new home building and makes it easier for people to invest in housing and develop new housing, because the only way we’re going to get out of this is by building more housing.”

Cap Rates

Tune in to the full episode to discover more about build-to-rent growth. For more about the National Rental Home Council, visit www.RentalHomeCouncil.org.

About National Rental Home Council

Podcast Thanks

About Atlanta Real Estate Forum Radio

The post NRHC: Why Georgia Build-To-Rent is Thriving appeared first on Atlanta Real Estate Forum.

Atlanta Real Estate Forum

Original Author: author

Lowest Rates in Over 2 Months

April 4th is probably a day that’s worth remembering. If rates take out that particular floor, it would signify some more serious momentum toward lower borrowing costs. Reason being: April 4th’s MND rate index was 6.6%–almost 0.20% lower than today’s 6.79%.

Rates jumped abruptly after April 4th as the bond market reacted to a sharply stronger jobs report. They continued higher the following week after the tariff “pause.”

Today’s improvement is really more a reflection of yesterday afternoon’s bond market strength. As a reminder, lenders prefer to change their rates as infrequently as possible after setting them initially in the morning. If the bond market moves enough, they will issue mid day “reprices.”

Many lenders did so in response to yesterday’s bond market gains, but in those scenarios, there tends to be a bit more left on the table. If the bond market holds reasonably steady overnight (as it did today), lenders can then pass along the additional improvement.

See Rates from Lenders in Your Area

The average top tier 30yr fixed mortgage rate had already dipped to the lowest levels since May 1st at the start of the week. Two additional days of modest improvement brings us to the lowest levels since April 4th as of today. April 4th is probably a day that’s worth remembering. If rates take out that particular floor, it would signify some more serious momentum toward lower borrowing costs. Reason being: April 4th’s MND rate index was 6.6%–almost 0.20% lower than today’s 6.79%. Rates jumped abruptly after April 4th as the bond market reacted to a sharply stronger jobs report. They continued higher the following week after the tariff “pause.” Today’s improvement is really more a reflection of yesterday afternoon’s bond market strength. As a reminder, lenders prefer to change their rates as infrequently as possible after setting them initially in the morning. If the bond market moves enough, they will issue mid day “reprices.” Many lenders did so in response to yesterday’s bond market gains, but in those scenarios, there tends to be a bit more left on the table. If the bond market holds reasonably steady overnight (as it did today), lenders can then pass along the additional improvement.

Mortgage Rate Watch

Trilogy Investment Co. Closes 177-Acre Land Deal in Garland, TX

By Trilogy Investment

June 24, 2025

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Sale of Eastern Hills Country Club Site to National Homebuilder Marks Major Milestone.

Trilogy Investment Co. (TIC), a leading real estate investment and development firm specializing in land development, build-to-rent (BTR) and for-sale residential communities, is proud to announce the successful sale of a significant 177-acre parcel in Garland, Texas. Formerly known as Eastern Hills Country Club and located at 3000 S. Country Club Road, the site has been sold to Pulte, one of the nation’s top three homebuilders, marking a major win for all parties involved.

The master-planned community is slated for approximately 300 single-family homes, with homes ranging from 1,700 to 2,000 square feet. The transaction underscores Trilogy’s proven ability to deliver fully permitted, development-ready lots in high-demand markets.

“This deal is a perfect example of Trilogy’s strength in solving complex pre-construction challenges and transforming underutilized land into vibrant, buildable communities,” said Jason Joseph, CEO and Managing Partner of Trilogy Investment Co. “From resolving intricate easement issues to securing agreements with the city and surrounding landowners, our team’s expertise created a turnkey opportunity for one of the country’s premier builders.”

This strategic transaction demonstrates Trilogy’s continued focus on adding value through entitlement, infrastructure coordination and municipal collaboration—delivering shovel-ready sites that meet the needs of top-tier homebuilders. It also reinforces the company’s presence in Texas, a key growth market.

“We’re incredibly proud of our team’s hard work and persistence in bringing this complex deal to the finish line,” said John Boniface, Chief Development Officer. “We also want to thank our partner Blue River Development, led by Brad Cooper, Managing Principal, for their collaboration and trust throughout this process and Pejman Zahmatkesh with Rogers Healy & Associates real estate for their efforts in bringing the deal to us.”

The Garland site is expected to bring high-quality housing options to a fast-growing suburb of Dallas, contributing to much-needed inventory in the area’s tight housing market.

Recognized as an industry leader in both land development and BTR, Trilogy Investment Co. is known for its innovative approach, quality-focused communities, and strong public-private partnerships. As the company continues expanding its footprint throughout North Carolina and beyond, it remains dedicated to setting new standards in residential development and community building.

To learn more, visit www.TrilogyIC.com or follow Trilogy Investment Co. on LinkedIn.

Build To Rent Investment Land Development

Categories: Build to Rent Industry News Residential For Rent

Sale of Eastern Hills Country Club Site to National Homebuilder Marks Major Milestone.

The Garland site is expected to bring high-quality housing options to a fast-growing suburb of Dallas, contributing to much-needed inventory in the area’s tight housing market.

To learn more, visit www.TrilogyIC.com or follow Trilogy Investment Co. on LinkedIn.

The post Trilogy Investment Co. Closes 177-Acre Land Deal in Garland, TX appeared first on Atlanta Real Estate Forum.

Atlanta Real Estate Forum

Original Author: author

Innovative Design + Build Celebrates 25 Years of Dream Homes

By Innovative Design Build

June 24, 2025

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This year marks a remarkable milestone: Innovative Design + Build is celebrating 25 years of excellence in luxury home remodeling throughout Atlanta. Founded in 2000 by Clark Harris, this award‑winning design‑build firm has spent a quarter century turning homeowner visions into stunning realities.

From the moment you contact Innovative, you’re welcomed into a world where elegant design and seamless construction meet unmatched client care. With a clear, streamlined design‑build process crafted over years of experience, the Innovative team ensures smooth, stress‑free remodels—from initial consultations to three‑year, no‑questions‑asked warranties.
Their in‑house design team collaborates closely with homeowners, beginning with conceptual renderings and material selections, extending into permitting and construction—all under one roof. This integrated approach provides clarity, budget control, and efficiency—no surprises, no finger‑pointing, just elegance brought to life.

Over 25 years, Innovative has become synonymous with upscale renovations throughout Atlanta’s premier neighborhoods—from Buckhead to Duluth, from Roswell to Milton, and beyond. Their reputation is affirmed by multiple prestigious accolades, including Contractor of the Year awards and national Chrysalis Awards honoring excellence in home additions, outdoor living spaces, and interior design.

But numbers and awards only tell part of the story. Innovative’s true legacy lies in the countless families who have crossed the threshold into spaces that feel built for them. Kitchens transformed into chef‑inspired gathering places, light‑filled living rooms tailored for relaxation, basement conversions that combine functionality with refined style—each unique project reflects a collaborative process defined by attention, empathy, and thoughtful execution.

At the heart of the company is founder Clark Harris, whose passion for remodeling and promise of client happiness sparked the company’s growth. Alongside Clark, a team of seasoned professionals work tirelessly to deliver top‑tier craftsmanship and design integrity.

Their collective expertise allows Innovative to handle diverse project types: high‑end kitchen and bathroom remodels, basement refinishing, historic home preservation, hardscaping, screened‑porch additions, guest houses, and more.

Whether it’s expanding a kitchen with custom cabinetry or crafting outdoor living spaces with fire pits and elegant landscaping, every job showcases their bespoke design ethos.

Celebrating 25 years in business isn’t just about looking back—it’s about forging ahead. In the next quarter‑century, Innovative Design + Build promises to continue delivering dream homes rooted in quality, integrity, and care. They’ll lean on their proven processes, award‑winning craftsmanship, and a client‑driven mission to shape the future of luxury remodeling throughout Atlanta.

Design Build Company Remodeling

Categories: Industry News Remodeling

Whether it’s expanding a kitchen with custom cabinetry or crafting outdoor living spaces with fire pits and elegant landscaping, every job showcases their bespoke design ethos.

The post Innovative Design + Build Celebrates 25 Years of Dream Homes appeared first on Atlanta Real Estate Forum.

Atlanta Real Estate Forum

Original Author: author

TIC Welcomes Barbara Young as VP of Accounting & Controller

Client Challenge

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Trilogy Investment Co. (TIC), a leading residential real estate investment and development firm specializing in build-to-rent (BTR), for-sale housing and lot development, welcomes Barbara Young as its VP of Accounting and Controller.

With over 30 years of industry experience, Young understands the intricacies of financial leadership for affordable, conventional and mixed-use housing as well as the build-to-rent sector. In her new role as VP of Accounting Controller, Young leads the accounting team in day-to-day systems management and preparing corporate and property-level financials.

“We are pleased to bring Barbara on board,” said Michale Nolan, CFO and Partner of TIC. “Her comprehensive background with various housing sectors is the competitive edge that TIC needs to remain organized and focused going into the future.”

Her previous roles include vice president and controller positions at Quinn Residences, Life Properties, Columbia Residential, Cortland Partners and CF Lane. Young’s lengthy career in all areas of residential real estate and development accounting makes her an excellent addition to TIC’s leadership team and offers its clients quality service in financial reporting, refinancings, divestures, working capital and treasury management.

As a Florida native, Young earned dual degrees in Finance and Accounting from Florida State University. She is an avid adventure-seeker and enjoys traveling the world in her free time.

About TIC

Led by a team of investment, development, and construction professionals, TIC is a vertically integrated residential investment and development company specializing in build-to-rent, for-sale, multi-family, and land development. TIC builds communities in desirable areas near great schools with major economic drivers. These communities offer luxurious finishes and coveted amenities for like-minded families, young professionals, and empty nesters seeking opportunities beyond traditional residential living. To learn more about TIC, visit www.trilogyic.com and follow the company on LinkedIn.

The post TIC Welcomes Barbara Young as VP of Accounting & Controller appeared first on Atlanta Real Estate Forum.

Atlanta Real Estate Forum

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Curate the Perfect Summer Bucket List with KNOWAtlanta!

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Summer in Atlanta is more than just the hottest season of the year. It is also the best time to get out and explore everything the city has to offer! Whether you are a seasoned local or uncovering the city one neighborhood at a time, use this KNOWAtlanta-approved guide below to build out the perfect ATL summer bucket list:

Can’t Miss Spots

The Georgia Aquarium should be at the top of your bucket list! The Ocean Voyager exhibit, home to majestic whale sharks that gracefully swim alongside manta rays and thousands of other sea creatures, offers a unique and awe-inspiring experience. It’s a fantastic way to beat the heat and immerse yourself in one of the country’s top aquatic displays.

The Children’s Museum of Atlanta is a must-visit for younger kids. It’s not just a fun spot but also an educational one, spotlighting hands-on, engaging exhibits that teach kids science, math, art and more through play.

For those with a thirst that can’t seem to be quenched, the World of Coca-Cola is the place to be! The museum includes 100 different Coca-Cola products from around the globe, making it a fascinating and refreshing way to spend the season’s hottest days.

At the Delta Flight Museum, step into the history of aviation to learn how commercial flight has evolved through the years. You can even walk on the wing of a Boeing 767!

Zoo Atlanta offers an excellent alternative, particularly during the cooler early morning or evening hours when the animals tend to be most active.

Take Me Out to the Braves Game!

Braves fans at Truist Park — Photo Credit: Metro Atlanta Chamber

Summer baseball is synonymous with Atlanta, and catching an Atlanta Braves game at Truist Park delivers the quintessential summer experience. The state-of-the-art ballpark offers excellent sightlines and a vibrant atmosphere that electrifies game days. Beyond the diamond, The Battery Atlanta transforms your baseball outing into a day or night out. This dynamic mixed-use development surrounding the stadium features an impressive array of restaurants, bars, shops and entertainment venues perfect for pre-game dining or post-game celebrations. Whether grabbing craft cocktails at a rooftop bar, enjoying family-friendly activities or exploring unique retail offerings, The Battery ensures your Braves experience extends far beyond the final inning.

Summer Festivals

Festival season transforms Atlanta into a vibrant celebration hub! Mark July 4 for the legendary AJC Peachtree Road Race. This record-breaking 10K draws 60,000 runners annually, creating an epic street festival atmosphere unlike anything else along Peachtree Street.

Sweet treats and sunny fun collide at the Annual Atlanta Ice Cream Festival on July 26 in Piedmont Park. This delicious event serves countless frozen flavors while live bands perform and families enjoy interactive entertainment.

Creative spirits will gravitate toward the Piedmont Park Arts Festival, which runs from August 16 to 17. This impressive showcase features 250 talented artists displaying original works, complemented by musical performances and live artistic demonstrations that bring the creative process to life.

The season peaks during the Summer Shade Festival weekend of August 23 and 24 at Grant Park. This no-cost community gathering combines outstanding live entertainment with Atlanta’s finest local cuisine and craft beverages. The festivities launch with the Run for the Park 5K, a meaningful race supporting the vital conservation work of the Grant Park Conservancy.

Popular Parks

Piedmont Park is the city’s communal living room, ideal for leisurely picnics, exploring the bustling weekly Green Market or simply people-watching from shaded spots. Centennial Olympic Park showcases the iconic Fountain of Rings in the heart of downtown, where children delight in splashing through the refreshing water features.

Shirley Clarke Franklin Park is Atlanta’s most expansive urban oasis, boasting five miles of smooth paved pathways alongside spectacular downtown skyline vistas. The Atlanta BeltLine weaves together 45 distinct neighborhoods via an impressive 22-mile circuit featuring dedicated pedestrian and cycling routes. This remarkable trail system displays captivating public art installations while offering numerous dining and beverage destinations strategically positioned throughout the journey.

Pick a Georgia Peach

No Atlanta summer experience is complete without harvesting fresh peaches. Throughout the peak season from mid-May to August, destinations like Southern Belle Farm in McDonough and Jaemor Farms in Alto offer authentic pick-your-own adventures. Nothing compares to biting into a sun-warmed, perfectly ripe Georgia peach straight from the branch!

Water-Based Fun

When Atlanta’s temperature soars, escape to the refreshing Chattahoochee River for the “Shoot the ‘Hooch” local tradition. Each year, locals and tourists alike tube down the river for the ultimate summertime cool-down. The Chattahoochee River National Recreation Area provides cooling relief through tubing, kayaking and canoeing adventures amid stunning natural landscapes. Essential safety measures include wearing proper flotation devices, maintaining adequate hydration and respecting the river’s varying currents for optimal enjoyment.

Lake Lanier reigns as Georgia’s largest freshwater destination, featuring sandy beaches, diverse water sports and premium attractions, including Margaritaville at Lanier Islands. Lake Allatoona offers convenient proximity to Atlanta with typically lighter crowds. Lake Burton, nestled within the Blue Ridge Mountains, delivers crystal-clear waters and a tranquil mountain atmosphere ideal for peaceful relaxation.

Hike ATL’s Top Summits

Stone Mountain City — Photo Credit: HAL333

Stone Mountain’s challenging one-mile Walk-Up Trail rewards hikers with breathtaking panoramic views of the metropolitan skyline from the summit. Meanwhile, Kennesaw Mountain National Battlefield Park features an extensive network of over 20 miles of hiking paths, where visitors can explore significant Civil War historical sites while enjoying scenic woodland walks through preserved battlefield terrain.

Visit KNOWAtlanta.com to know the ins and outs of the ITP and OTP areas! From shopping for your favorite home to finding new ways to fill each weekend through the season, KNOWAtlanta is your go-to source for falling in love with Atlanta.

Visit the Atlanta News page to learn about the city’s hottest builders, events and more. Click here to request your FREE copy of the relocation magazine!

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Atlanta Real Estate Forum

Original Author: author

Mortgage Rates Lowest Since April

This wasn’t destined to be the case today. The underlying bond market actually began the day in a stance that would have kept rates sideways or just a hair higher. But after the morning’s economic data and Fed Chair Powell’s congressional testimony, bonds improved and the average mortgage lender was able to offer a mid day reprice.

The data that mattered was the Conference Board’s Consumer Confidence Index. Specifically, a closely watched component of that index, the labor differential (a measurement of consumers who day jobs are plentiful versus those who say jobs are hard to get), pointed to the weakest labor market conditions since the easing of initial covid lockdowns.

See Rates from Lenders in Your Area

At the same time, Fed Chair Powell began answering questions before the House Financial Services Committee. He struck a slightly softer tone on potential rate cuts today compared to the press conference at last week’s Fed meeting and the bond market reacted accordingly.

In general, when bonds improve enough during the day, mortgage lenders are increasingly able to execute a mid-day price change.

Yesterday saw mortgage rates fall to the best levels since early May. Now, today, we’d have to go all the way back to the end of April to find anything lower. Are the changes massive? Not by a long shot, but it sounds/looks that much better hear/read. This wasn’t destined to be the case today. The underlying bond market actually began the day in a stance that would have kept rates sideways or just a hair higher. But after the morning’s economic data and Fed Chair Powell’s congressional testimony, bonds improved and the average mortgage lender was able to offer a mid day reprice. The data that mattered was the Conference Board’s Consumer Confidence Index. Specifically, a closely watched component of that index, the labor differential (a measurement of consumers who day jobs are plentiful versus those who say jobs are hard to get), pointed to the weakest labor market conditions since the easing of initial covid lockdowns. At the same time, Fed Chair Powell began answering questions before the House Financial Services Committee. He struck a slightly softer tone on potential rate cuts today compared to the press conference at last week’s Fed meeting and the bond market reacted accordingly. In general, when bonds improve enough during the day, mortgage lenders are increasingly able to execute a mid-day price change.

Mortgage Rate Watch

Limited Home Sites Available at Northfield in Cumming

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Toll Brothers, Inc. (NYSE:TOL), the nation’s leading builder of luxury homes, today announced that a limited number of home sites are still available in  Northfield, the Company’s premier new home community in Cumming, Georgia. The Toll Brothers Sales Center, model home, and available quick move-in homes are open daily for tours at 4905 Travers Lane in Cumming.

Set along peaceful tree-lined streets, Northfield features elegant single-family estate homes with 5 bedrooms and spacious open floor plans. The newest phase of homes has already been popular with new home shoppers, with top features driving demand including basements, three-sided brick exteriors, and three-car garages. Home shoppers can choose from six luxurious home designs, including the Payton, Parkstone, Roswell, Antioch, Dunwoody, and Rosewater models. These floor plans showcase expansive two-story great rooms primary bedroom suites located on the second floor, and three-car garages, priced from $1 million.

The stellar location of Northfield is also a draw for home shoppers seeking quick access to Route 400 with quick access to Vickery. The community is conveniently situated near Vickery Village, The Collection at Forsyth, Lake Lanier, Cumming City Center, and within the top-rated Forsyth County School District. Toll Brothers residents will enjoy future resort-style on-site amenities including a swimming pool, cabana, and fire pit.

Home shoppers will experience one-stop shopping at the Toll Brothers Design Studio. The state-of-the-art Design Studio allows home buyers to choose from a wide array of selections to personalize their dream home with the assistance of Toll Brothers professional Design Consultants.

Quick move-in homes with designer-appointed features are available in the community, allowing home buyers the opportunity to move into their new dream home later this fall.

“The rapid sales pace at Northfield underscores the desirability of this community,” said Eric White, Toll Brothers Division President in Georgia. “We encourage customers to visit Northfield soon to tour our available home sites and quick move-in homes to take advantage of this final opportunity to own a luxury home in such a sought-after location.”

For more information, on Northfield and other Toll Brothers communities in the Atlanta area, call 888-686-5542 or visit  TollBrothers.com/GA.

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Atlanta Real Estate Forum

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Atlanta, National Leader of Millionaire Renters

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Did you know that Atlanta millionaires often choose renting over owning a home? While that seems strange in comparison to traditional wealth patterns, it’s true for many individuals with seven-figure incomes in the metro area. Let’s explore why Atlanta is nationally ranked number 10 for millionaire renters.

Atlanta Millionaire Renters

According to a RentCafe study, one in 11 (9.1%) Atlanta households with a seven-figure income choose for-rent housing. As residents continue to rent in place of homeownership, Atlanta is an established national hotspot for renters. The Georgia city rounds out the national top 10 for millionaire renters, boasting 221 households with a seven-figure income. How does that compare to high-earning homeowners? Atlanta is home to 2,253 millionaire homeowners and is ranked 13th nationally.

Other fast-growing hubs include Miami, Fla., with 7.1% millionaires who rent; Phoenix, AZ, with one in nine high-income renters and 8.2% of millionaires who rent in the Boston, MA market. Nationally the average of renters with a seven-figure income comes out the same as the Atlanta market – one in 11.

Generational Divide

The surge in millionaire renters is largely thanks to Millennial and Gen X households. Between the two generations, Gen X is more likely to be high-earning, while Millennials offer the push toward renting. According to data from 2019 to 2023, high-income Millennials surpassed Gen X millionaires who own homes by 60%. Baby boomers with seven-figure incomes lean toward homeownership but are outnumbered by the sheer amount of Gen X millionaires in the Atlanta market.

Booming Industry

It’s no secret that Atlanta is a leader in business growth and career opportunities. The presence of Hartsfield-Jackson International Airport and major roadways make it a favorable hub for corporate development and expansion. Long-time employers such as Lockheed Martin, Dobbins Air Force Base and Coca-Cola offer high-wage jobs at residents’ fingertips, while newer corporate headquarters in town continue to add to the population.

Atlanta is a leading market for millionaire renters, thanks to a flourishing job market and favorable business climate. Industry is prospering and making room for high-earning professionals while the influx of new hires looks toward renting as an intown housing option.

Where to Rent in Atlanta

As more and more renters flock to Atlanta, the demand for housing is being met by build-to-rent (BTR) communities across the state. Discover where to find BTR and why BTR is popular:

Ranch Cottages for Rent – Designed by Jim Chapman Construction Group, these cottage communities offer two- and three-bedroom homes. Onsite amenities are a major draw, featuring clubhouses, pools, cabanas and dog parks. With lawn care and exterior maintenance included, low-maintenance living couldn’t be easier!
Parkland Residential – A leader in the BTR market, Parkland Residential has several established BTR communities across the metro area, including single-family homes and townhomes. Onsite management is available and all communities are pet-friendly.
ResiBuilt – With over 1,500 rental properties across Georgia, Florida and the Carolinas, ResiBuilt brings experience and quality craftsmanship to its BTR communities in growing markets.

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Georgia State Parks to Visit This Summer

By Carol Morgan

June 24, 2025

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Take advantage of Georgia’s warm summer weather and explore the state’s national parks! With as many as 50 parks, Georgia offers plenty of options for hikers with varying skill levels and handicaps. From easy strolls down a dirt road to rugged fitness trails that line mountain peaks, these state parks offer a plethora of fun for outdoor enthusiasts.

Find the perfect spot from our list below:

Amicalola Falls

Amicalola Falls is situated in north Georgia near the Appalachian Trail. To find scenic views of Georgia’s tallest waterfall, visitors can hike the Amicaola Falls Loop Trail which is a two-mile round trip, accomplished by walking up stairs and bridges. At the end of the journey, hikers experience the stunning view of the 730-foot waterfall cascading over rocky cliffs. While this may seem easy, be sure to look the the trail’s difficulty rating as many travelers recommend this location to more experienced hikers. Visitors can reserve a room at the Lodge, rent a cabin or spend a weekend uner the stars in the campground.

Red Top Mountain

Located in Acworth, Red Top Mountain State Park features more than 15 miles of hiking trails and stunning views of Lake Allatoona. Visitors can launch boats at the docks during the day, then enjoy bonfire s’mores in the campground after dark. Red Top Mountain State park is plentiful in overnight lodging, including 20 cabins, over 90 camping spots, RV hookups and six yurts. An All-Terrain Georgia Action Trackchair is available for reservation at the park office, which allows for accessible use of the trails.

Providence Canyon

Visit Georgia’s own version of the Arizona Grand Canyon, Providence Canyon, also known as “Georgia’s little Grand Canyon.” The state park offers views of the canyons and deep gullies from the safety of the trail, and it is encouraged that visitors refrain from steering off the cleared path. Backpackers, campers and families looking for a history lesson focused in agriculture enjoy the park and its various trails. In addition to hiking, visitors can attend astronomy and geology programs throughout the year.

Tallulah Gorge

Tallulah Gorge State Park is the perfect place for hikers looking for a workout that involves navigating slick rocks and staircases. It is advised to stay hydrated during this strenuous expedition since hikers will encounter a natural gorge and lake while exploring the park. Tallulah Gorge also offers a walk over a suspension bridge to view the natural phenomenon below. This park is part of the Georgia State Parks Canyon Climbers Program.

Don Carter

Don Carter is one of Georgia’s newest state parks located on over 38,000 acres of land on Lake Lanier. The park offers amenities for the whole family. Water lovers can enjoy kayaking, paddling, fishing, boating and other aquatic rental activities. The 15 miles of trails can be used for both bikers and hikers to explore the forest and horseback riders can explore the trails seasonally. The park also offers playgrounds, four picnic shelters, sand beaches, outdoor fitness activities and a gift shop. Reservations can be made to stay in one of the parks eight cottages, five of which offer a breathtaking view of the lake.

James H “‘Sloppy” Floyd

Surrounded by rural Georgia and the Chattahoochee National Forest sits this quiet park in northwest Georgia. Visitors can enjoy fishing from two stocked lakes. Hikers will enjoy the three mile trail that surrounds the lakes, but for more experienced hikers, the 60-mile Pinhoti Trail is only a 1.6-mile hike away. Kids can explore the two playgrounds and abundance of wildlife that roam the park. Reservations can be made for the small campground and four cottages that sit on the hillside.

Jack Hill State Park and Brazell’s Creek Golf Course

This southeast Georgia park is a family favorite for picnicking, events and golf. During the warmer months, visitors can enjoy fishing and aqua cycles on the lake or picnic at the park’s four shelters. Guests can enjoy the park’s Brazell’s Creek Golf Course which offers a pro shop and junior/senior discounts. The course was expanded a few years ago into an 18 hole Par 71 course that is challenging yet fun for all members of the family. Ten rental cottages overlook the course all with screen porches, fireplaces and televisions to wind down after a long day of golf.

While many say the journey is more important than the destination, be sure to call ahead to check park capacity. Many people will be excited to explore Georgia’s wilderness during the summer, so plan ahead!

For more ideas on things to do safely throughout the Atlanta area, follow Atlanta Real Estate Forum here.

Outdoor Activities

Categories: Metro Atlanta News

Find the perfect spot from our list below:

Amicalola Falls

Red Top Mountain

Providence Canyon

Tallulah Gorge

Don Carter

James H “‘Sloppy” Floyd

Jack Hill State Park and Brazell’s Creek Golf Course

For more ideas on things to do safely throughout the Atlanta area, follow Atlanta Real Estate Forum here.

The post Georgia State Parks to Visit This Summer appeared first on Atlanta Real Estate Forum.

Atlanta Real Estate Forum

Original Author: author

Mortgage Rates Lowest Since May 1st

Mortgage rates ended the previous week roughly in line with the best levels since May 1st. Today’s modest improvement made it official.

Mortgage rates are primarily a function of trading levels in the bond market and bonds have had a few reasons to move at the start of the new week.

There’s a small case to be made that U.S. involvement in the conflict between Israel and Iran contributed to bond market strength and, thus, lower mortgage rates today.

Less debatable is the fact that Fed Vice Chair Bowman commented on the possibility of cutting rates at the July meeting. This echoes sentiments shared by Fed’s Waller last week. Unlike actual rate cuts (which often do little or nothing to help mortgage rates by the time they happen), changes in rate cut expectations can impact longer-term rates in real time.

In other words, by the time the Fed actually meets and cuts rates, the market has already had plenty of time to get in position for that due to comments from Fed speakers and economic data.

See Rates from Lenders in Your Area

Mortgage rates ended the previous week roughly in line with the best levels since May 1st. Today’s modest improvement made it official. Mortgage rates are primarily a function of trading levels in the bond market and bonds have had a few reasons to move at the start of the new week. There’s a small case to be made that U.S. involvement in the conflict between Israel and Iran contributed to bond market strength and, thus, lower mortgage rates today. Less debatable is the fact that Fed Vice Chair Bowman commented on the possibility of cutting rates at the July meeting. This echoes sentiments shared by Fed’s Waller last week. Unlike actual rate cuts (which often do little or nothing to help mortgage rates by the time they happen), changes in rate cut expectations can impact longer-term rates in real time. In other words, by the time the Fed actually meets and cuts rates, the market has already had plenty of time to get in position for that due to comments from Fed speakers and economic data.

Mortgage Rate Watch

Resale Competition is Back and the Lock-In Effect is Over

By MarketNsight

June 20, 2025

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MarketNsight’s MarketWatch reveals a rate-driven market and rising resale competition. At its highly anticipated mid-year MarketWatch, MarketNsight confirmed that its December 2024 housing forecast was on target, even amid tariff uncertainty and economic fluctuations. According to John Hunt, Principal and Chief Analyst at MarketNsight, the housing market in 2025 has returned to a familiar driver: interest rates.

“Despite all the noise, from elections to tariffs, we’re back to a rate-driven market,” said Hunt. “If rates don’t fall, the rest of 2025 will likely continue to mirror 2024.”

Key MarketWatch Takeaways

MarketNsight’s 2024 forecast was accurate, and 2025 is tracking closely with the previous year.
Interest rates remain the primary influence. Election impacts have faded as buyers and sellers respond directly to financing costs.
Resale inventory has returned. In several major markets, inventory now exceeds pre-COVID levels, signaling the end of the much-discussed “lock-in” effect.
Permits are down across the board. A MarketNsight poll of attendees points to slower sales as the main culprit.
A sea change is underway. Hunt points to a national shift in the struggle for attainable housing.

The Affordability Crisis Reaches a Tipping Point

Referencing the recent Greater Atlanta Home Builders Association and HomeAid Georgia Housing Affordability Summit, Hunt emphasized that local governments and the building industry are beginning to recognize the urgency of the situation.

“We’ve been building the same single-family detached homes for 40 years,” Hunt said. “Meanwhile, we’ve neglected the full range of Missing Middle housing types people seek—duplexes, townhomes, mansion apartments and ADUs. In 40 years as a nation, we built 42 million single-family homes, and only 3 million were much-needed Missing Middle housing types.”

Building Smaller: The Quickest Path to Attainability

There are only two ways to make homes more attainable: build smaller and denser or build farther out. While the latter is geographically and environmentally limiting, reducing square footage, if zoning allows it, offers a faster and more scalable solution.

“We need to get back to $350,000 in Atlanta so people can afford a home,” Hunt commented. At today’s average cost per square foot ($223.47), builders need to construct 1,566-square-foot homes to do this. These are likely townhomes or duplexes, and most municipalities do not allow smaller square footage plans in their zoning. Unfortunately, townhome starts have dropped since their 2021 peak. The square footage of homes has actually increased over the past five years in Atlanta.

“Zoning codes are still based on how we built homes in the 1980s, but the world has changed. Today’s buyers want Missing Middle housing,” Hunt said. “Cities are predisposed against density, and NIMBYism is blocking progress. We’ve got to fix that.”

National Trends and Atlanta’s Role as a Barometer

Atlanta is a national housing bellwether. Over the past five years, pending sales in Metro Atlanta have tracked within 1% of national data reported by the National Association of REALTORS©.

“Atlanta is the fourth-largest market in the nation, and what happens here is a direct reflection of what’s happening everywhere,” Hunt said.

The first half of 2025 has been volatile: a strong Q4 2024 was followed by a January sales dip due to extreme weather events, a weak April, a bounce-back in May and a flat start to June. Still, the net result is market equilibrium year-over-year—neither hot nor cold.

New vs. Resale: Resale Competition Back

Resale competition is up as resale inventory has surged, ending a two-year negative trend and signaling the end of the “lock-in” effect that kept existing homeowners from listing. Meanwhile, new home sales are down 5% in 2025.

“To be successful in the new home industry today, your job is to convince more buyers to choose new over resale,” Hunt said. “To do that, your product and pricing must be competitive against resale.”

Metro Atlanta currently has 4.3 months of supply (MOS). To reach a balanced market with 6 months of supply, the region needs 24,000 more homes.

National Context

The top 10 cities for housing permits in 2025 are Houston, Dallas, Atlanta, Phoenix, Austin, Orlando, Charlotte, Los Angeles, Nashville and New York City.

Notably, NYC completed a record-breaking 33,974 new homes in 2024, the most since 1965, after rolling back parking mandates and implementing the “City of Yes” zoning reforms. Hunt points to this as a national model for how zoning reform and bold planning can yield real results.

“Success breeds success,” Hunt said. “We must stop restricting supply and start building the housing people need.”

About MarketNsight

MarketNsight currently serves 49 cities in 10 states – Alabama, Florida, Georgia, Louisiana, Virginia, North Carolina, South Carolina, Tennessee, Texas and Oklahoma. Look for the addition of more cities soon!

To schedule a demonstration of the MarketNsight Feasibility Matrix® or Mortgage Matrix®, call 770-419-9891 or email [email protected]. For information about MarketNsight and John Hunt’s upcoming speaking engagements, visit www.MarketNsight.com.

Housing Economy

Categories: Economy Industry News

“Despite all the noise, from elections to tariffs, we’re back to a rate-driven market,” said Hunt. “If rates don’t fall, the rest of 2025 will likely continue to mirror 2024.”

Key MarketWatch Takeaways

MarketNsight’s 2024 forecast was accurate, and 2025 is tracking closely with the previous year.
Interest rates remain the primary influence. Election impacts have faded as buyers and sellers respond directly to financing costs.
Resale inventory has returned. In several major markets, inventory now exceeds pre-COVID levels, signaling the end of the much-discussed “lock-in” effect.
Permits are down across the board. A MarketNsight poll of attendees points to slower sales as the main culprit.
A sea change is underway. Hunt points to a national shift in the struggle for attainable housing.

The Affordability Crisis Reaches a Tipping Point

“We’ve been building the same single-family detached homes for 40 years,” Hunt said. “Meanwhile, we’ve neglected the full range of Missing Middle housing types people seek—duplexes, townhomes, mansion apartments and ADUs. In 40 years as a nation, we built 42 million single-family homes, and only 3 million were much-needed Missing Middle housing types.”

Building Smaller: The Quickest Path to Attainability

“We need to get back to $350,000 in Atlanta so people can afford a home,” Hunt commented. At today’s average cost per square foot ($223.47), builders need to construct 1,566-square-foot homes to do this. These are likely townhomes or duplexes, and most municipalities do not allow smaller square footage plans in their zoning. Unfortunately, townhome starts have dropped since their 2021 peak. The square footage of homes has actually increased over the past five years in Atlanta.

“Zoning codes are still based on how we built homes in the 1980s, but the world has changed. Today’s buyers want Missing Middle housing,” Hunt said. “Cities are predisposed against density, and NIMBYism is blocking progress. We’ve got to fix that.”

National Trends and Atlanta’s Role as a Barometer

Atlanta is a national housing bellwether. Over the past five years, pending sales in Metro Atlanta have tracked within 1% of national data reported by the National Association of REALTORS©.

“Atlanta is the fourth-largest market in the nation, and what happens here is a direct reflection of what’s happening everywhere,” Hunt said.

New vs. Resale: Resale Competition Back

“To be successful in the new home industry today, your job is to convince more buyers to choose new over resale,” Hunt said. “To do that, your product and pricing must be competitive against resale.”

Metro Atlanta currently has 4.3 months of supply (MOS). To reach a balanced market with 6 months of supply, the region needs 24,000 more homes.

National Context

The top 10 cities for housing permits in 2025 are Houston, Dallas, Atlanta, Phoenix, Austin, Orlando, Charlotte, Los Angeles, Nashville and New York City.

“Success breeds success,” Hunt said. “We must stop restricting supply and start building the housing people need.”

About MarketNsight

To schedule a demonstration of the MarketNsight Feasibility Matrix® or Mortgage Matrix®, call 770-419-9891 or email info@MarketNsight.com. For information about MarketNsight and John Hunt’s upcoming speaking engagements, visit www.MarketNsight.com.

The post Resale Competition is Back and the Lock-In Effect is Over appeared first on Atlanta Real Estate Forum.

Atlanta Real Estate Forum

Original Author: author

Mortgage Rates Hold Steady

But let’s not miss an opportunity to deliver news that’s technically good even if only just. Over the past 3 business days, average rates have fallen 0.05%. This keeps us close to the lowest levels seen since April 4th with top tier 30yr fixed scenarios at 6.86 on the MND daily rate index.

Given some of the news headlines this week, it bears repeating that this week’s Fed announcement has nothing to do with rates holding steady. In fact, even if the Fed had cut rates (which was not seen as even a remote possibility by financial markets), mortgage rates could just as easily have moved higher.

See Rates from Lenders in Your Area

With Thursday being a federal holiday, banks (and more importantly, the underlying market for mortgage related bonds) were closed. This means that lenders were not able to update mortgage rates. It turns out that it wouldn’t have mattered either way as the average lender has barely budged from Wednesday’s levels. But let’s not miss an opportunity to deliver news that’s technically good even if only just. Over the past 3 business days, average rates have fallen 0.05%. This keeps us close to the lowest levels seen since April 4th with top tier 30yr fixed scenarios at 6.86 on the MND daily rate index. Given some of the news headlines this week, it bears repeating that this week’s Fed announcement has nothing to do with rates holding steady. In fact, even if the Fed had cut rates (which was not seen as even a remote possibility by financial markets), mortgage rates could just as easily have moved higher.

Mortgage Rate Watch