Ryan Ward's Blog: Sandy Springs

We just listed a fantastic property in the heart of Sandy Springs inside of I-285 that offers an amazing 1.4 level acres with a pool for less than the average sold price for all of Sandy Springs. Located about 3 minutes from Chastain Park, this home at 750 Crest Valley Drive has one of, if not the best, lot I have seen for less than $1,000,000.

We just launched the exclusive single property website which will have even more information added to it over the next few days, but we already have about 100 photos up along with a nice slideshow and 4 virtual tour views - and yes, we know - two of the virtual tours will need to be shot again as the lighting threw off the panoramas...you can view this Sandy Springs home for sale at 750 Crest Valley Drive here and…

Sandy Springs, for the most part, has been able to outlast the market slowdown as well as any other area of Atlanta. I say outlast because as we finish up 2007, there are a number of statistics than are trending toward the end of the buyers market. This does not however mean that good times are here at last again for sellers. It does mean that some of the mainstream media reports which have a considerate impact on perceptions of the market should begin to subside. This, as much as anything else will help to shape the market in 2008.

Homes for sale in Sandy Springs continue to out pace the market for similarly priced homes in Atlanta, but, there is still a large supply of new construction homes for sale over one million dollars that will continue to make…

Sandy Springs homes for sale, like many markets in North Fulton, have not suffered the slowdown of Metro Atlanta as a whole or the rest of the country for that matter. I am not trying to paint a perfect picture here, but, some of what we hear on television and the news does not necessarily apply to us here on a local level. Here is a snapshot of Sandy Springs homes for sale compared with all of Metro Atlanta.

• There are 501 Sandy Springs homes for sale.
• 42 homes in Sandy Springs are working on an offer.
• 91 homes sold in the last 3 months.
• The absorption rate to sell all Sandy Springs homes is 16 months.

Now these numbers may not sound like a hot market, but, you have to consider something very important when you look at market…

Real estate agents today utilize various methods of marketing homes for sale for their clients. Virtually all agents now listings on a number of online resources to increase exposure of listings directly to buyers. Few however, have been able to harness the internet with their own personal and local real estate websites to market homes for sale.

What sets us apart from other agents and brokers in the market today is our unique ability to market Sandy Springs homes for sale directly to buyers from within our own website which provides buyers with a local source for not only finding your listing, but, extensive information for buyers so that they can freely speak with a knowledgeable professional when they find your home.

We have taken additional steps to…

Sandy Springs, like most areas around the country has seen a slowdown in home sales compared with the same time last year. I though it would be a good time to compare the numbers from June and July of 2006 to the same time period this year. We use data from the First Multiple Listing Service for our reports which is the largest MLS in Sandy Springs.

• A quick glance of back at this time period during 2006 shows 161 sold. This same time period during 2007 shows a dramatic drop in sales. Down to 89 in fact.
• The days on market for homes shows an average time on market in 2006 of 69 days and that number has grown to 78 days.
• The average price of a home in 2006 was $735,254 while in 2007 the average price is $735, 489.

So what is happening…

Here are the Sandy Springs market statistics for the first half of 2007. The data is gathered using the Atlanta MLS, the FMLS.

• There are currently 504 Sandy Springs homes for sale.
• An additional 87 homes in Sandy Springs are either under contract or contingent.
• 235 homes sold during the first six months of 2007
• The most expensive home sold for $3,863,000 on Winterthur Lane.
• The absorption rate for homes in Sandy Springs is currently just under 13 months.

Sandy Springs real estate has been one of the most stable segments of the overall Atlanta real estate market since its incorporation in 2005. If you are looking for Sandy Springs homes for sale, the Ryan Ward Group is well positioned to provide you with the market…

The Sandy Springs real estate market is best broken down into 3 categories: inside I - 285, Outside I - 285 and new construction. Here is a look at the current real estate market conditions for all three areas for the month of May, 2007. First, let's look at the inside I-285 market:

 The real estate market for Sandy Springs inside I-285 shows:

• 245 active listings
• 46 pending sales
• 18 closed transactions in May
• Absorption rate of 13.6 months

 Outside of I-285 in Sandy Springs:

• 305 homes for sale
• 76 pending sales
• 27 homes sold in May
• Absorption rate is 11.3 months

Sandy Springs new construction:

• 126 available homes
• 14 pending sales
• 6 sold homes
• Absorption…

Sandy Springs is one of the most popular areas for buyers and builders for new construction luxury real estate in the Metro Atlanta area. Here are some market statistics to see how the Sandy Springs real estate market is fairing compared with some surrounding areas in the luxury homes market.

Luxury Homes Between 1 and 2 Million Dollars

• 35 active listings
• 6 pending
• Sold in the last 30 days - 1
• Sold in the last 60 days - 2
• Sold in the last 90 days - 5
• Sold homes per month - 1.667
• Absorption rate - 21 months
• Days on market - 134 for the sold homes.
• List price to sales price - 98%

New Construction Luxury Homes Between 2 and 3 Million

• 18 active listings
• 1 pending sale
• Sold in last…