Inside Georgia Real Estate | Clearly Georgia

Atlanta's 2026 Housing Forecast Gets a Reality Check

On the latest episode of Inside Georgia Real Estate, host Deborah Morton of The Agency breaks down why experts have revised their 2026 predictions for the Atlanta market. With inflation climbing, jobs softening, and mortgage rates holding firm, the year is shaping up differently than many hoped. Here is what it means if you are thinking about buying, selling, or investing. Key Takeaways for Georgia Real Estate * Mortgage rates are expected to stay in the sixes, likely between 6.3% and 6.4%, for the rest of 2026. * The Fed does not set mortgage rates; rates track the 10-year Treasury and move on expectations. * Inventory is rising, buyers have more options, but transaction volume is down. * Builders are now offering price cuts and bigger concessions to move homes. * Condition, not just price, is what gets buyers to commit in today's market. * Atlanta saw the most homes pulled off the market in April as costs squeezed buyers. Why Rates Are Not Dropping A new Fed chair fueled hopes of lower rates, but stability is the priority while inflation nears 4% and job numbers decline. Morton reminds listeners that the pandemic era of 3% rates was an anomaly tied to emergency conditions. The 50-year average sits around 6%, so today's range is technically normal. The market is still adjusting to that reality after years of unusually cheap money. What Sellers Need to Know Pricing based on a neighbor's sale only works if your home matches their condition. A comparable home with an updated kitchen, fresh paint, and new flooring earns the higher price, while a dated home does not. Morton points to common updates buyers notice: paint, backsplashes, flooring, windows, cabinets, bathrooms, and light fixtures. Gold doorknobs and dated finishes are red flags for today's buyers. "Full price is move in ready, I do no work." What This Means for Homebuyers Buyers are comparing resale homes to new construction, which may cost a little more but requires no work. For busy buyers stuck in traffic, that convenience often wins. A guest on the episode added a generational note: vendors like painters, plumbers, and cabinet installers are expensive and hard to trust, so many buyers simply avoid homes that need work. The Pricing Puzzle Forecasts call for the median home price to rise about 2.6%, which Morton finds puzzling given falling transactions and frequent price cuts. Her best explanation is the luxury market, which is less affected by rates and inflation, pulling the median upward while mid-level homes see reductions. For deal hunters, she suggests looking at homes that have sat over 100 days, where the biggest price drops are happening. Practical Wrap-Up If you are weighing a sale, evaluate condition alongside price, and ask your agent which updates actually move the needle. Buyers should compare resale homes to new construction before committing. Morton offers a free Home Report Card and seller and buyer guides on request, with no obligation. Catch more from Deborah Morton on Inside Georgia Real Estate, and listen to all episodes at https://rss.com/podcasts/clearlygeorgia [https://rss.com/podcasts/clearlygeorgia].

Inside Georgia Real Estate — Are You Motivated Or Committed To Buying?

Host: Deborah Morton, Inside Georgia Real Estate & Clareo Group Contact: insidegeorgiarealestate.com [http://insidegeorgiarealestate.com] Instagram: @theagency.atlanta - @insidegeorgiarealestate In this June 2026 podcast episode, Deborah explains why Atlanta buyers say they want to move but hesitate when it is time to commit. She walks through the buyer journey from casual browsing to closing and shows how affordability, rates, and fear are driving more terminated contracts. Sellers also hear how buyers now judge value and upgrades in a market with more homes to choose from. Overview Deborah defines motivation versus commitment and why both are needed to reach the closing table. She highlights how major life changes still create the strongest motivation, even while costs stay high. Key Takeaways * Motivation gets you looking; commitment gets you closed. * Affordability pressure and surprise costs fuel second thoughts. * Terminations are high because buyers lose confidence midstream. * More inventory gives buyers choice and easy exit paths. * Most first homes are stepping stones, not forever homes. Caller Q&A * Caller: Unsure if now is the right time to buy. Deborah weighs the cost of waiting versus renting. * Caller: Nervous about backing out after inspections. Deborah shows how planning reduces fear. * Caller: Upset upgrades are not reflected in offers. Deborah notes buyers only pay for what they value. Looking Ahead Deborah expects buyer hesitation to continue while costs stay elevated, even with more homes on the market. She urges buyers and sellers to treat offers as problem solving so serious buyers and committed sellers can actually close. Practical Tips For Owners * Use a home report card to review curb appeal, systems, and condition. * Price for today’s buyers, not past upgrade costs. For Buyers * Get clear on your “why” before showings. * If two decision makers, align must haves early. Timestamps * 00:00 Are you motivated or committed to buying? * 00:40 June 2026 market and fewer closings * 01:48 From browsing to open houses * 03:21 Life changes that create real motivation * 04:52 Rising inventory and more options * 07:44 Why so many contracts terminate * 12:27 The “ugly baby” effect for sellers Resources & Contact Website: insidegeorgiarealestate.com [http://insidegeorgiarealestate.com] Email: Instagram: @theagency.atlanta - @insidegeorgiarealestate Not legal or tax advice. Verify details with your county and lender.

Inside Georgia Real Estate — Pricing, Affordability, PITI, Insurance, HOAs

Inside Georgia Real Estate — Pricing, Affordability, PITI, Insurance, HOAs Host: Deborah Morton | Expert: Deborah Morton, Founder & CEO, Clareo Group Contact:- insidegeorgiarealestate.com [http://insidegeorgiarealestate.com] Instagram: @theagency.atlanta - @insidegeorgiarealestate Overview Deborah Morton tackles the affordability crunch hitting metro Atlanta, where the math just does not add up for many buyers and move-up sellers. She walks through the full cost of a mortgage using the PITI framework, then spotlights the two costs people overlook: rising property taxes and climbing homeowners insurance. She closes with HOA fees and new Georgia legislation arriving in 2027. Key Takeaways * Affordability, not price alone, is stalling buyers and move-up sellers across metro Atlanta. * A monthly payment is PITI: principal, interest, taxes, and insurance, plus HOA costs. * Lenders cannot give real monthly numbers until you have a property under contract, since taxes vary by county and city. * Tax assessments finally caught up after rapid appreciation, with some areas up 18 to 20 percent in 2022 and 2023 versus a historic 4 percent yearly average. * Georgia homeowners insurance is rising fast, and no insurance means no mortgage. * Roofs need full replacement value coverage, so older roofs can block financing. * HOA fees keep climbing through monthly dues, initiation fees, and one-time assessments. Caller Q&A * No live callers this episode. Deborah shared a personal example: her 30-year-old community split a $10,000 pool resurfacing bill across 50 homeowners through several assessments. Looking Ahead New Georgia legislation effective in 2027 will require HOA management to register with the Secretary of State, around a $150 fee. Treasurers must file financial reports and meeting minutes for transparency. This adds oversight on out-of-control HOAs but also adds cost, so dues are expected to keep rising. Practical Tips For Owners * Verify your current tax assessment and budget for possible increases. * Confirm your roof meets full replacement value standards before listing. * Plan for HOA assessments, not just monthly dues. For Buyers * Model your full PITI plus HOA, not just the loan amount. * Get a homeowners insurance quote early, since coverage gaps can kill financing. * Keep room in your budget for retirement, travel, and kids' activities so you are not house poor.

Agent vs. Realtor vs. Broker: Squatters, HOAs & Why Education Matters in Georgia Real Estate

Deborah Morton of The Agency Atlanta joins Dave Baker for a wide-ranging conversation on Inside Georgia Real Estate, breaking down the distinctions that every Georgia homeowner, buyer, and seller should understand. In this episode: - Real Estate Agent vs. Realtor vs. Broker: What the titles actually mean in Georgia, why the Realtor trademark matters, and how the Georgia Association of Realtors' code of ethics raises the bar. - Designations & Training: Deborah explains her Seller Representation Specialist (SRS) and Real Estate Negotiation Expert (RENE) designations and why ongoing education protects consumers. - Why Licensing Standards Should Be Higher: Deborah advocates for stronger pre-licensing education, especially around contracts that Georgia agents use every day. - The Market Today: Rising inventory, mortgage rate volatility, affordability pressure, and average days on market climbing from under 30 to 40-70 depending on the community. - Caller Q&A: Richard in Cumming asks about the role of the broker and the escalation process when issues arise in a transaction. - A Cautionary Tale: How an agent using the wrong termination form cost a buyer their earnest money - and why oversight matters. - Squatters in Georgia: New 2025 legislation finally gives law enforcement authority to remove unlawful squatters, plus a real story from a recent closing. - HOA Reform: Georgia's new requirement that HOAs register annually with the state, what it means for small and self-managed associations, and the balance between property values and homeowner autonomy. - Permits & Renovations: Susan in North Druid Hills asks about adding an in-law suite coffee bar - Deborah and Dave talk permits, plumbers, electricians, and why multi-generational living is the most requested feature in today's market. Connect with us: Website: InsideGeorgiaRealEstate.com [http://InsideGeorgiaRealEstate.com] Listen on Apple Podcasts and Spotify Follow on YouTube Weekly Buyer (and Seller) Webinar: Thursday at 6:15 PM - register at InsideGeorgiaRealEstate.com [http://InsideGeorgiaRealEstate.com] Have a question for Deborah? Send a message through InsideGeorgiaRealEstate.com [http://InsideGeorgiaRealEstate.com] - she answers them all.

Unlock Your Home Equity: Create a Resort-Style Staycation with Outdoor Living Spaces

On this Memorial Day weekend edition of Inside Georgia Real Estate, host Shelly is joined by Deborah Morton, owner of The Agency Atlanta, and special guest Scott Chatham of Chatham Landscaping Services to talk about how Atlanta homeowners can tap into record-high home equity to enhance their current homes rather than move. With affordability challenges, volatile interest rates, and many homeowners locked into low mortgage rates, more people are choosing to stay put longer. Deborah and Scott explain how investing in outdoor living spaces, patios, pergolas, fireplaces, fire pits, and landscape design can extend your usable square footage, boost enjoyment, and increase resale value when done right. What You Will Learn in This Episode: - Why homeowners are sitting on record amounts of equity and how to leverage it - How outdoor living spaces add value and desirability to your home - The difference between curb appeal upgrades and full outdoor renovations - What pervious vs. impervious surfaces mean and why permits matter in metro Atlanta - How easements can impact your landscaping and future sale - Why hiring a licensed landscape architect or designer is critical - Budget-friendly ways to create a resort-style backyard - The importance of flow and accessibility from indoor to outdoor spaces - A cautionary real estate story about why hiring the right professionals matters Resources Mentioned: - Inside Georgia Real Estate: insidegeorgiarealestate.com [http://insidegeorgiarealestate.com] - Free Home Report Card download available on the website - Bi-weekly Thursday evening webinars on buying, selling, and sale contingencies - Chatham Landscaping Services: chathamlandscapes.com [http://chathamlandscapes.com] - Contact Scott directly: schatham@chathamlandscapes.com [schatham@chathamlandscapes.com] Whether you are thinking about selling next year or planning to stay in your home for the long haul, this episode gives you practical guidance on how to make your home work harder for your lifestyle and your future equity. A special Memorial Day shout out to all veterans and military families. Thank you for your service and sacrifice.