Real Estate Agent
Aaron Hofmann
Aaron Hofmann & his team of dedicated Realtors specialize in the Smyrna Vinings, East Cobb, Sandy Springs and Roswell areas. Our local market expertise provides an unparalleled benefit for our clients
Cell: 404-910-3616
Office: 770-653-9601
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Mortgage and Lending
Kathy Sheehan
I am a licensed Branch Manager that offers my customers more than 20 years of real estate experience to help them through the home buying or refinance process.
Cell: (770) 634-4021
Office: (770) 634-4021
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Cobb County, GA Real Estate News

By Bion Grady, Douglas County Real Estate Specialist
(Maximum One Greater Atlanta Realtors)
Powder Springs’s Memorial Day capped a weekend that had all the expected Mem Day activities—including the feeling that summer is close at hand. Actual summer may not arrive in Powder Springs until the summer solstice on Wednesday—but especially in years like this one, when Memorial Day is just a few days removed from the start of hurricane season (officially on Thursday), it clearly marks high time to check whether enough charcoal briquettes overwintered from last fall.You don’t have to have a primary or vacation home that might be affected by hurricanes to mark June 1 as the point in the year when summer weather makes news. The official start of hurricane season is said to be when mid-Atlantic storms usually begin to get going in earnest. Ninety-seven percent of Atlantic tropical cyclo...
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By Bion Grady, Douglas County Real Estate Specialist
(Maximum One Greater Atlanta Realtors)
With Powder Springs housing activity up and down, one impactful facet remains: there still aren’t enough properties to choose from. To many, this fact is a downer: a drag on home sales totals, an impediment to buyers who face stubborn seller's market asking prices, and a stubborn roadblock to many would-be homeowners whose incomes won’t quite stretch.But (as the old saying goes) in adversity lurks opportunity. When it comes to how that might apply to Powder Springs housing, The National Association of Realtors® spelled it out in last month’s Real Estate News article. The advice was intended for their readership—the nation’s brokers and agents—but “4 Property Investment Opportunities Created by the Downturn” can be equally enlightening for their clients.The piece isolated four main point...
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By Anthony Acosta - ALLATLANTACONDOS.COM, Associate Broker
(Harry Norman, REALTORS® )
This condo is rarely available as one of only 12 of the larger floorplans in the building. Unit faces south with spectacular panoramic views of entire Atlanta skyline! Three large bedrooms with ensuite baths, a powder room plus a den/office or media room. Other special features are a marble clad fireplace in the open concept family room, recessed lighting throughout with dimmers, custom paint and built ins in the living room and den. Beautiful hardwood floors throughout with carpet in the bedrooms, tile backsplash and granite counters in the kitchen with stainless steel appliances. One Vinings Mountain has exceptional amenities including: infinity-edge heated pool and hot tub, health club, pet-park, indoor golf room, fireside game room/library, complimentary coffee bar, workshop, confer...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
The spring 23 market is on around Atlanta and other areas, as the market heats up so do the questions. Will low appraisals become a problem again? After the nonsensical last two years, underwriters and lenders are tightening the reins when it comes to appraisals. Low Appraisals Become More Frequent Already this year, there has been an increase in appraisal related issues. Most frequent with VA and FHA loans as underwriters get back to holding the appraisals to strict underwriting. Appraisers have been receiving updates from FNMA as well, reminding them of "best practices" as the early 2023 housing market evolves.It would be a good idea for agents to reacclimate themselves with appraisal guidelines and understand how underwriters and appraisers will be approaching this spring.  
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
30+ years of full time selling and appraising, I've seen a lot. This one made me pull out the camera. This is a home for sale in Alpharetta, GA in the 900K's....WTH....
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Purchasing a home is a major financial event, it must be treated like the business transaction that it is. Home buyers should always work with a buyer's agent, not doing so is reckless and unwise.Buyer Beware in GeorgiaWhile home sellers are obligated to accurately complete a seller's disclosure, little faith should be placed in them. Buyers must complete the research they deem important before the end of due diligence.Best of luck suing and winning a case where the home seller might not have been completely transparent on the disclosure. Same for suing agents, exceptionally low chance of victory.The purchase of a home is serious business, treat it that way and work only with seasoned professionals. Buyers have no idea what they don't know...Let us know how we can help - The Hank Miller...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Power and influence. The Supreme Court sides with National Association of Realtors, halts antitrust investigation, and no one is surprised. NAR is hands down the single most powerful trade group in DC. But, in this case, they have a point.The DOJ reached a settlement with NAR in 2020 requiring NAR to improve transparency on broker commissions and fees. We know that. WHat many don't is that Biden's DOJ withdrew that settlement and reopened its antitrust investigation.DOJ claimed - “These policies are related to the inability of homebuyers to negotiate buyer agent commissions that are directly paid by listing agents and their seller clients. Multiple listing services require listing agents to offer non-negotiable commissions to buyer agents in MLS home listings, which helps explain why re...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Seller property disclosure questions never go away. We know the constant issues with owners, but what must be disclosed by a realtor? What is a real estate agent expected to disclose about a home? Well, in Georgia....it's caveat emptor; buyer beware.What Must be Disclosed by an Agent?Listing agents may not possess the same level of expertise or personal knowledge as the sellers, but they are prohibited from providing false information about the property. This is a very broad area, while it may seem that an agent or seller should be aware of something, proving it is a different story. Some listing agents skate right on edge with how listings are presented, selective photos and creative - not always accurate - descriptions.In Georgia, the rule for home buyers is caveat emptor - buyer bewa...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Like the swallows coming back to Capistrano, every year about this time... Price per square foot is not reliable, do not use it to estimate market value of a home. There are limited instances where it might be a contributory asset but those are very limited. For resale homes, do not use price per square foot in any value calculation. That video sums up the key points but best to let the visual below sink in. How reliable and consistent are these things and data sources?tax recordsliving area calculationsdesignquality and workmanshiplot pricelot featuresexternal factorslocational appealhome conditionbuyer circumstancesseller circumstanceseconomic conditionsincentivesmaterials and labor costsadded upgradesdistressed salesinfluence of new home constructionzoning changesand 100+ other varia...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
The hangover from the real estate market nonsense of the last couple of years continues. Everyone needs to reacclimate themselves with accurate pricing, contingencies, contract language and the many steps of getting a deal closed. One of the most challenging parts will be appraisals and knowing what happens if the appraisal comes in low.Lenders continue to issue bulletins to appraisers reminding them that the best comps are the most current. In other words, use closed sales that reflect the changing market. Underwriting is also closely evaluating the market conditions form, appraisers are expected to accurately reflect the market, not simply rubber stamp things.What happens if the appraisal comes in low is directly controlled by the parties involved in the contract. Solutions range from...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Working both the appraisal and sales side across Greater Atlanta requires us to continuously be in the data. As in it daily, in many cases for hours a day using any one of the ten or so data sources we rely on. Despite the pivot in mid 2022, we're not seeing any influx of listings in the Greater Atlanta real estate market and we don't expect to. Ignore the noise, housing inventory is balanced in the Atlanta area.Home Inventory in Greater AtlantaHere's a month by month look at the number of actives, pendings and solds. This is the 12 county area considered as Greater Atlanta. We see in the chart what we experienced in the field. The late spring-summer '22 market saw a significant influx of listings as sellers exploited their advantage. But they were too late, the sellers during Jan-May k...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
2023 is upon us. A new year and new quarter, as usual we digest what transpired and look forward in anticipation of what is likely to happen. Despite the continued histrionics from the national media, the Greater Atlanta real estate market is not collapsing and isn’t likely to. This region did not “zoom” up; growth here continues to be steady and driven by solid fundamentals. Multiple sources note this; Greater Atlanta was named the best place to live by Money Magazine in 2022 and the National Association of Realtors forecasts Greater Atlanta to be the top U.S. housing market in 2023. We agree and we’re guiding our clients though the market as it balances.MEDIAN PRICES - 12 COUNTY GREATER ATLANTA MARKETBuyers and sellers respond differently when markets adjust. Buyers tend to react much...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
Stucco should raise yellow flags with every agent. The experienced ones understand the inherent issues, the inexperienced ones need to learn about them. Moisture and termites can cause the home to rot from inside out, by the time the issue is noticed it's too late. Then there's the stigma from those issues. Some relocation firms prohibit or strongly dissuade transferees from buying them for these reasons. Here's just one video I ended up shooting as it had the perfect combination to ensure disaster. "Renovated", horrible work, moisture, termites and major damage. We start with the stucco nonsense, roll into a wall of termites and top it with obvious water issues....and some agent walked a buyer right into this money pit.The problems with stucco homes should be obvious to any agent repre...
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By Hank Miller, SRA, Associate Broker & Certified Appraiser
(Ansley Real Estate/Christie's International)
"Believe none of what you hear and half of what you see". Edgar Allen Poe had no idea what the future held, this saying needs to be updated. Real estate is one of the most likely arenas to see "tweaks" and "Interpretations" when it comes to presenting homes, to the point that buyers need to ask, is that home listing accurate?Sales is about selling the sizzle. Analysis and counseling is about making recommendations off available data. The collision occurs when we digest real estate listings trying to understand what we have and whether or not a visit is in order. Here. the mission of listing and buyer agents split; listing agents work to get people out to the home. Sprinkle those bread crumbs and whet the appetite. Since you have a few seconds to do it, it better work.Buyer agents review...
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By Melanie Gurley, Solid Source Realty Georgia
(Solid Source Realty Georgia)
https://matrix.fmlsd.mlsmatrix.com/matrix/shared/4q4clH4qqYc/5691GLANDORDriveSE
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By Melanie Gurley, Solid Source Realty Georgia
(Solid Source Realty Georgia)
https://matrix.fmlsd.mlsmatrix.com/matrix/shared/cxyblbNgnYc/3560NEWMACLANDRoad
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By HomeSalesForce.com Team Brokered by eXp Realty, Canton, Alpharetta, Roswell, Woodstock, Atlanta
(eXp Realty)
TO BE BUILT-Brookshire Manor Plan [or choose your own plan] .96 acre private reserve & stream. Class, style, tradition & every creature comfort imaginable! Relax & unwind by the fire in the cozy Hearth Room adjoining the kitchen. The Master Suite earns its name featuring a personal lounging room w/ fireplace, a lavish Master Bath w/ private dressing area, & direct access to the Exercise room. Guests enjoy the privacy of their accommodations, w/ private bath & French doors leading to the wrap porch. A covered side entrance, butler's pantry & art niches added extras that make this home special. Marietta Homes for Sale Follow This Home Homes Close to Where You Work Free Home Values Schedule a Showing/Request Info Presented By: John Thomas Associate BrokereXp Realty770-650-9300Licensed In:...
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By HomeSalesForce.com Team Brokered by eXp Realty, Canton, Alpharetta, Roswell, Woodstock, Atlanta
(eXp Realty)
Here is your chance to own the GEM of Marietta! This immaculately maintained and adorned model home offers guests and one lucky buyer an unparalleled experience. You will note the site-finished hardwoods throughout, abundant stonework and millwork, the intuitive design of the open-concept layout, gorgeous chef's kitchen with everything you want and expect along with the endless entertaining possibilities. Located in an exclusive enclave of 40 homes, this friendly, sought after community is close to schools, shopping and is just 15 minutes away downtown Woodstock, Roswell or the Marietta Square! You'll love the finished terrace level with another full bath, plenty of daylight for additional living/entertainment space along with a third gorgeous stone fireplace. Listening to the birds si...
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By HomeSalesForce.com Team Brokered by eXp Realty, Canton, Alpharetta, Roswell, Woodstock, Atlanta
(eXp Realty)
A sweeter home you will not find!Wonderful semi-private cul-de-sac fenced lot.Amazing party deck overlooking the wonderful back yard.Updated and upgraded from top to bottom.Brick ranch with a finished terrace level.Step into this wonderful warm and inviting home. Beautiful granite counters, double ovens,hardwood floors are just a few features.Newly remodeled bathrooms with tile floors,new vanities, & too many extras to list.The master bath shower is like you would find in a spa with multiple shower & rain heads.2 large bedrooms in the terrace level with room to grow.The terrace level is just waiting for your full in-law suite or apartment. Lots of room to grow with high ceilings and wide open space. What is your need?Plenty room here. Almost an additional 1000 unfinished ft! The new hi...
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By HomeSalesForce.com Team Brokered by eXp Realty, Canton, Alpharetta, Roswell, Woodstock, Atlanta
(eXp Realty)
Beautiful 6 bedroom, 4.5 bathroom three story home located in Marietta. This home sits on a FINISHED basement featuring a bedroom and bathroom, plus an additional kitchen, laundry room, and media room. The main kitchen features black granite counter tops and stainless steel appliances. Two story living room provides a cozy fireplace and plenty of natural light from all of the windows. The master bedroom features a sitting room and his and her closets. The master bath features his and hers vanities and a large jacuzzi tub. New garage doors, hardwood flooring, and HVAC rebuild in 2018. New landscaping completed in 2019, with trees trimmed in 2020. Marietta Homes for Sale Follow This Home Homes Close to Where You Work Free Home Values Schedule a Showing/Request Info Presented By: Showing ...
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