August Special Section
REAL ESTATE REPORT • Sponsored Section
2 | August 2026 | Appen Media
INSIDE TOWN & COUNTRY: AUGUST 2026 MARKET PERSPECTIVE
The best offer this summer is rarely the largest one. It is the one with the fewest conditions attached Brought to you by – Bill Rawlings, Peachtree Town & Country
Where the market stands Metro Atlanta closed June with a median sale price near $410,000, effectively where it stood a year ago. Inventory tells the more interesting story. Active listings are up nearly ten percent from last summer, placing Atlanta third among the country's forty largest markets for supBILL RAWLINGS ply growth, and putting us back within reach of pre-pandemic levels for the first time since 2019. Homes are taking roughly fifty-five days to sell. Across Georgia, sellers are collecting 95.6 percent of their original asking price, down slightly from a year ago. None of that describes a market in trouble. It describes a market that has finally caught its breath, and one in which the terms of a transaction now carry as much weight as the price. Inside the perimeter Town has shifted, and the shift is most visible at the top. Inventory above one million dollars is up roughly eighteen percent year over year, and Buckhead is now sitting at approximately six months of supply. By the standard we hold to, six months is balanced. Not soft, not distressed, balanced. The median luxury sale in Buckhead is holding near $1.72 million, which tells you demand has not left. It has simply become selective. For sellers in Buckhead, Brookhaven, Morningside, and Druid Hills, this means the days of waiting for the market to come to you are behind us. For buyers, particularly in the high-rise segment, this is the most workable negotiating window we have seen in several years. Outside the perimeter Country continues to run at a different tempo. Alpharetta is carrying roughly four and a half months of supply, which by our standard is balanced, and well-positioned homes are still going under contract in about three and a half weeks. The distinction that matters here is not average versus average. It is prepared versus unprepared. Across North Fulton, the share of listings taking a price reduction climbed again in June, and those homes have been sitting an average of eighty-two days. Fresh, correctly positioned inventory moves. Everything else waits. Pricing across much of North Fulton has moderated, with Johns Creek the notable exception, posting a solid gain in median sale price during June. Milton, Roswell, Cumming, and northern Forsyth remain supported by relocation demand, school reputation, and a new construction pipeline that gives buyers a genuine alternative. A resale home
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more than a decade old is now competing directly against a builder who can offer rate buydowns and closing cost credits. That is not cause for concern. It is cause to prepare properly and structure thoughtfully. The cost of money Rates moved up again this week to 6.66 percent, the highest reading in about a year, after the Federal Reserve held its position in late July. Two things are worth saying plainly. First, we are still slightly below where we were twelve months ago. Second, buyers in this market have stopped waiting for a number and started negotiating for a payment. Seller concessions, rate buydowns, and creative structure are doing work that price reductions used to do, and they often serve both sides better. What we are advising clients right now For sellers: if your goal is to close before the holidays, you are on the runway now, not in September. Price to the last ninety days of closings rather than to last spring's aspiration, and come to market prepared. Then be genuinely open on terms.
A clean, well-structured offer at a slightly lower number is frequently worth more than a higher one carrying contingencies. For buyers: you have leverage you did not have two years ago, and it is concentrated in listings that have been sitting. Use it on structure, not just on price. Ask for the buydown. Ask for the credit. And move decisively when the right property appears, because well-prepared homes in strong neighborhoods are still trading quickly. For both: the transaction is no longer won on a single number. It is won on how the whole agreement is assembled. With warm regards, Bill Rawlings Founder and CEO Peachtree Town & Country Market data is compiled from FMLS, Georgia MLS, the Georgia Association of REALTORS, and Freddie Mac. Figures are not a representation of properties listed or sold by Peachtree Town & Country.
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THE Difference IS NOT WHAT WE DO. IT’S How WE DO IT.
P E A C H T R E E T O W N A N D C O U N T R Y.C O M © Peachtree Town and Country, LLC. 404.671.9100. Equal Housing Opportunity.
A new boutique community of 16 English-inspired designer townhomes in beautiful Downtown Alpharetta, connected to the scenic Alpha Loop. 3-4 BEDROOMS | 3+ BATHROOMS | 3,100-3,500 SQ. FT. 8 END-UNITS | COVERED WALK-OUT TERRACES
Starting at $1.1M+ Jennifer & Mike Schoenberger uptownrowe@peachtreetc.com | 404.671.9100 | uptownrowe.com © Uptown Rowe, LLC. Sales and Marketing by Peachtree Town & Country. Equal Housing Opportunity.
4 | August 2026 | Appen Media
REAL ESTATE REPORT • Sponsored Section
THE RARE LUXURY OF OPTIONS
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Privacy without isolation Five wooded acres, main-level living, and a second complete residence under one roof Brought to you by – The Blumenfeld Group Luxury is often described through finishes, square footage, and location. At 131 Soapstone Way, luxury begins with something valuable: the freedom to live exactly as life requires. Set on five wooded acres along a private road shared by only eleven estate properties, this custom residence offers quiet, discretion, and breathing room within easy reach of Milton, Hickory Flat, Canton, and I-575. It is close enough for demanding schedules, dining, schools, and daily conveniences, yet removed enough to feel genuinely private. The home was built in 2019 with a ranch-inspired plan that places most
everyday living on the main level. Twelve-foot ceilings, eight-foot doors, wide-plank Brazilian hardwood floors, and expansive windows create a sense of scale without sacrificing warmth. The open kitchen pairs Bosch appliances, marble countertops, a statement island, and a walk-in pantry with wooded views. It flows naturally into the breakfast area and family room, making the space equally comfortable for a quiet morning or a full house. Three bedrooms are located on the main level, including an owner’s suite with a sitting area, direct deck access, custom California Closets, and a spainspired bath. For buyers ready to leave behind the maintenance and limitations of a traditional neighborhood home, the layout provides a compelling alternative: expansive land and privacy without requiring daily life to revolve around stairs. Two additional upstairs bedrooms
offer flexible space for guests, offices, studios, or private retreats. The terrace level changes the possibilities. With more than 3,600 finished square feet, it is not simply an entertainment basement. It operates as a second home, complete with its own entrance, garage access, full kitchen, dedicated laundry, living area, bathroom, and multiple private rooms. Parents, adult children, long-term guests, household staff, or business needs can be accommodated with independence and dignity while remaining under one roof. The estate also respects the practical side of luxury ownership. Energyefficient construction, smart-home features, Wi-Fi-enabled garage doors, durable finishes, and newer systems reduce the compromises often associated with purchasing acreage. With no HOA, the private-road setting limits through traffic, while the wooded perimeter creates a natural screen from neighboring properties. There is room to host without feeling exposed, work without interrup-
tion, and store the vehicles and equipment that accompany an active lifestyle. Whether the next chapter involves simplifying daily routines, bringing family closer, building a personal retreat, or protecting hard-earned privacy, the property is prepared to evolve alongside its owner over time. Outside, the acreage offers room to imagine what comes next. The expansive deck overlooks a private, tree-lined setting with space for a pool, gardens, an outdoor kitchen, or expanded entertaining. A fully enclosed chicken coop is already in place. Two garage areas accommodate up to five vehicles, with additional flexibility for boats, motorcycles, ATVs, equipment, or collections. For an executive, professional athlete, entrepreneur, land buyer, or household planning for several generations, 131 Soapstone Way delivers something increasingly difficult to find: a newer luxury estate that protects privacy, simplifies main-level living, and creates true independence for the people who matter most.
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ISTOCK
The most dangerous place for seniors Brought to you by – Bath and Kitchen Galleria The bathroom, a place we take for granted, transforms into one of the most hazardous areas in the home for aging seniors. With slippery surfaces, high tub walls, and the need for frequent maneuvering, the risk of falls—the leading cause of injury among older adults—spikes dramatically. John Hogan, President of Bath and Kitchen Galleria and Aging in Place Expert says, “Proactive bathroom modifications are not merely an upgrade; they are an essential investment in the long-term safety, independence, and dignity of our seniors.”
To mitigate the dangers, several specific aspects of the bathroom should be modified to create a supportive and accessible environment: Shower and Bathtub: The single greatest fall risk is often stepping over a high tub wall. The ideal solution is a curbless or low-threshold walk-in shower to eliminate this barrier entirely. For added security, install a permanent shower seat or bench and a handheld showerhead to allow for comfortable, seated bathing. Shower floor should have non-slip tile surfaces. Grab Bars: Strategically placed sturdy, professional-grade grab bars are critical. They must be securely anchored into wall studs, not just
the drywall. Placement is key: near the toilet to assist with sitting and standing, and both inside and just outside the shower/tub for secure entry and exit. Modern grab bars come in a variety of stylish finishes to seamlessly blend with your décor. Toilet Area: A standard toilet can be difficult to use for those with limited mobility. Installing a comfort-height or raised toilet seat reduces the strain on joints and makes the transition from sitting to standing much easier. Pairing this with well-placed grab bars provides a significant boost in stability. Flooring and Lighting: Replace slippery tile or remove loose bathmats and throw rugs, which are tripping
hazards. Install slip-resistant flooring throughout the bathroom. Finally, good lighting is paramount. Bright, even lighting—including motion-sensor nightlights—helps seniors navigate safely, especially during middle-of-thenight trips. By implementing these thoughtful changes, the bathroom can evolve from a high-risk area into a secure, comfortable, and accessible space that supports an aging senior’s desire to age in place safely at home. For more information visit Bath and Kitchen Galleria’s showroom at 10591 Old Alabama Rd Connector in Alpharetta (no appointment needed) or call them at 678-459-2292.
REAL ESTATE REPORT • Sponsored Section
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THE REMODELING AUTHORITY
Let’s Discuss Your Project. 678.459.2292 Tune-Up Projects
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Cut Down 2-level Island
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Optimize Cabinet / Appliance Locations
Free Standing Tub Floor Tile, Wall Tile
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Great Ideas Huge Showroom Open to the Public OPEN SATURDAYS 9-5 Mon-Fri • 10-4 Sat Showroom – Design Center 10591 Old Alabama Rd. Connector Alpharetta, GA 30022 (near Northpoint Mall)
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ALPHARETTA
8 | August 2026 | Appen Media
REAL ESTATE REPORT • Sponsored Section
Records don't happen overnight Brought to you by – Ansley Real Estate – The Dolan Group
Results Worth Talking About CELEBRATING A RECORD SALE IN HARRINGTON FALLS A seamless process. A seller who didn’t have to wonder if they made the right call. Five Days on Market.
SOLD
525 TIVERTON COURT SOLD FOR FOR $2,400,000
People tend to remember the ending. The sold sign. The record-breaking sale. Five days on market. Those are the moments everyone sees. But the best results are rarely created once a home hits the market. The outcome wasn't determined on launch day. By the time a home goes active on the MLS, we like to say that 90% of the work has already been done. Not because the work is over— but because the foundation has been built. Preparation has never mattered more than it does in today's market. Buyers have more choices than they've had in years. Homes are taking longer to sell. Expectations are higher than ever, and buyers often decide within moments whether a home is worth seeing in person. Our goal isn't just to create a beautiful first impression, it's to make sure buyers don't want to miss it.
A well-prepared home photographs better, shows better, and captures a buyer's attention from the moment they see it online. In today's market, that's often what determines whether they schedule a showing or keep scrolling. When 525 Tiverton Court became the highest sale yet in Harrington Falls, it wasn't a lucky break. The foundation had been laid years before—with a homeowner who took pride in maintaining the property and invested in meaningful improvements over time. Long before the listing ever went live, we built a strategy to showcase those strengths. The result was a home that stood out from day one and sold for a record price in just five days. While every home is different, our philosophy never changes. We don't believe in rushing to market. We believe in taking the time to understand your goals, identify the opportunities that will have the greatest impact, and build a strategy tailored specifically to your home and your priorities. That work begins long before the first showing.
ACTIVE LISTINGS FOR SALE
14170 RESERVE MANOR LANE offered for $1,625,000
FOR SALE
392 LUM CROWE ROAD offered for $1,895,000
THE DOLAN GROUP
Lara Dolan, Brian Dolan, Jenny McAllister & Catherine Marshall c. 404.514.6533 | o. 770.284.9900 | DolanGroup@AnsleyRE.com 770.284.9900 | 31 CHURCH STREET ALPHARETTA, GA 30009 | ANSLEYRE.COM All data believed to be accurate but not warranted. Ansley upholds Equal Housing Opportunity & Federal Fair Housing policies. If you have an existing relationship with another brokerage, this is not intended as a solicitation.
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Why a will alone no longer fits the way families plan Brought to you by – Holly Geerdes Estates Law Center USA
HOLLY GEERDES
Estate Law Center USA Top 5% Super Lawyer in Georgia
For decades, a will was the default estate planning tool — simple, familiar, and seemingly sufficient. That's changing, and the numbers back it up. This is not a small shift. It is a sign that more families are starting to understand the real difference between the two documents — and that difference matters more than most people realize until they're the ones dealing with a loved one's estate.
A will tells the court what you want. A trust lets your family avoid the court altogether. A will is, at its core, a set of instructions for a judge. It doesn't transfer anything on its own — it has to be validated, interpreted, and executed through the probate process before your wishes carry any legal weight. A properly funded trust sidesteps that step entirely. Assets titled in the name of the trust pass directly to beneficiaries according to the trust's terms, with no court involvement required. A will becomes public record. A trust stays private. Once a will is filed for probate, it becomes part of the public court record. Anyone — a nosy neighbor, a dis-
Why "properly funded" is the phrase that matters most Here is where most DIY trust plans fail: a trust document is only as good as the funding behind it. If a house, brokerage account, or business interest is never retitled into the trust's name, that asset still goes through probate — regardless of what the trust document says. This is the single most common mistake in self-prepared estate plans, and it's exactly the kind of detail an experienced estate planning attorney is trained to catch. Proper funding requires coordinating deeds, account retitling, beneficiary designations, and sometimes business entity documents — work that goes well beyond filling out a template. The biggest growth in probate is the DIY Trust that didn't get property expert advice in setting up properly beyond just signing the trust.
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gruntled relative, a scam artist targeting new heirs — can request a copy and see exactly what you owned and who inherited it. A trust is a private contract. Its terms, its assets, and its beneficiaries are not filed with any court and are not part of the public record. A will still has to go through probate. A properly funded trust does not. Probate is not free, and it is not fast. Depending on the state and the size of the estate, it can take anywhere from several months to well over a year, and it typically comes with court fees, executor fees, and attorney fees that reduce what's left for the family. A properly funded revocable living trust — meaning one where the person's assets have actually been retitled into the trust's name — bypasses probate for those assets altogether. The family gets access to what they need, often within weeks, not months.
Why this shift is happening now More families are choosing structure over paperwork, and that's a good thing. It reflects a growing awareness that estate planning isn't just about stating your wishes — it's about building a system that actually carries those wishes out without unnecessary cost, delay, or public exposure for the people left behind. But building that system correctly, with all the pieces properly funded and coordinated, is not a do-it-yourself project. It takes an attorney who understands both the legal requirements and the practical funding steps that make a trust work the way it's supposed to. Come visit our workshop to learn more!
Would you like your business included in the next Real Estate Report? Protect Your Assets, Your Home, And Your Family In 3 Steps
Reserve Your Seat For A FREE Estate Planning Workshop Reach affluent North Atlanta communities with a
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• Does my Will protect my “stuff”? (It does not.) • Should I upgrade my Will to a Trust? • What do I need to know about Revocable Living Trusts? • How do Irrevocable Trusts work? August Workshops: Thurs., August 6, 12 noon
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• Medicaid. What’s true and what’s not? • How do I protect my assets for my family and legacy? • How do I remain in control? • How do I avoid losing everything to nursing home costs? • How can my family avoid probate? Attend our FREE Educational Workshops. Reserve your Spot and Get a FREE Consultation for attending the Workshop (a $500 Value) CODE: herald2023
1100 Cambridge Square | Suite B | Alpharetta, GA 30009 | 770.209.2346 | hgeerdes@gklawgroup.com
10 | August 2026 | Appen Media
REAL ESTATE REPORT • Sponsored Section
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REAL ESTATE REPORT • Sponsored Section
Find your new home – and your North Georgia lifestyle – with David Patterson Homes Brought to you by – David Patterson Homes From peaceful acreage and Lake Lanier living to a walkable downtown address, David Patterson Homes is creating exceptional new-home opportunities across Gainesville, Cumming and Dawsonville. The award-winning homebuilder is known for creating thoughtfully designed, European urban farm style homes with spacious floorplans, quality craftsmanship and desirable locations close to excellent school districts, shopping, recreation and everyday conveniences. Creekside Overlook in Gainesville, an enclave of just 33 homes, is located just minutes from Lake Lanier. Set within a peaceful, wooded neighborhood, Creekside Overlook features spacious half acre plus homesites and beautifully designed single-family homes that offer the room, privacy
and modern features today’s buyers want. The available homes showcase open concept living spaces, gourmet kitchens, inviting primary suites and flexible rooms that can serve as home offices, guest accommodations or additional entertainment areas. Outdoor living spaces and generous yards provide even more opportunities to enjoy the natural North Georgia setting. With five homes ready for a faster move, Creekside Overlook is an excellent choice for buyers who want the advantages of a new home without waiting through the full construction process. It’s convenient Gainesville location also places residents near Lake Lanier’s boating, fishing and recreation, along with area dining, shopping and medical services. For buyers dreaming of a home directly connected to the lake lifestyle, Long Hollow Landing in Gainesville
offers a rare opportunity. Recognized as Best New Homes Community by the Greater Atlanta Home Builders Association, Long Hollow Landing has only two lakeside homes remaining. Priced from $1.2 million, each home includes a deeded boat slip at the community dock, making it easy for residents to enjoy days on Lake Lanier. In Cumming, Reece Run offers an intimate setting with only four homesites. Each homesite is more than one acre, providing privacy and space while remaining convenient to Forsyth County destinations. Homes are priced from the mid $700s, and a Move-In Ready home is currently available with $45,000 in incentives, creating an exceptional opportunity for buyers ready to make their move. David Patterson Homes is also introducing Enclave on Wallace Tatum, its newest Cumming-area community. This limited collection will feature
only six homesites of more than one acre, with homes priced from the high $700s. The intimate size and large homesites are expected to make this a highly sought-after address. In the city of Dawsonville, Downtown Fausett offers a different style of living. New townhomes are currently under construction and priced from $329,900. Residents can enjoy a walkable location near Downtown Dawsonville, the local farmers market, restaurants, community events and other city attractions. From move-in ready homes near Lake Lanier to lakeside residences, spacious estate homesites and walkable townhome living, David Patterson Homes offers opportunities for a variety of lifestyles and price points throughout North Georgia. Call David Patterson Homes at 678-578-6824 or visit DavidPattersonHomes.com to begin your new home search.
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