Real Estate Report - November 2025

November Special Section

HOME is for the Holidays: Welcoming guests with ease

Brought to you by – Jamie Keeling | Realtor, Founding Member | 404.483.1823

The holidays are coming, and for many families, that means one thing: company is on the way. From college kids home for break, to grandparents flying in, or friends dropping by between football games, our homes become the hub of it all.

This is the season when your HOME truly works hard. Every room has a role to play, from the kitchen that anchors family meals to the bonus space that suddenly becomes a cozy guest retreat. Hosting can feel overwhelming, but it doesn’t have to! With a little planning and a few thoughtful touches, you can make any home feel like a warm, welcoming retreat. Here are some helpful tips to ready yourself for the season ahead.

Make Space for Comfort

See your home through a guest’s eyes. A home office can easily double as a guest room with a daybed or a comfortable air mattress dressed in soft bedding and fresh linens. Add small conveniences like hooks, extra hangers, a side table, and cozy lighting to help guests settle in.

If you have a finished basement or bonus room, this is the perfect time to use it. A rug, lamp, and armchair can turn extra square footage into a private getaway. And if you’ve been considering finishing that space or converting an attic, the holidays are a great reminder of how valuable flex space can be. Buyers consistently look for adaptable rooms that can serve as an

office, gym, playroom, or guest suite, features that make a home more functional and more marketable.

Stock the Essentials

Keep a small “guest stash” ready to go: fresh towels, toiletries, bottled water, snacks, and a little note of “welcome” go a long way. In the kitchen, think ahead to breakfasts and easy meals: coffee pods, fruit, and muffins make mornings effortless!

Planning meals in advance also helps. Outline the big gatherings, Thanksgiving dinner, a Saturday brunch, or a casual leftovers night, and keep a list of needed ingredients so one grocery run covers it all. A little preparation means more time spent around the table, not at the store.

Plan the Fun

Out-of-town visitors love discovering

what makes North Fulton special. Try out your skating skills at Avalon on Ice, get a jump on holiday shopping at the many shops of Downtown Alpharetta, or stroll through Milton’s parks and trails. Plan one or two outings, then leave the rest of the weekend open for spontaneous gatherings and lazy mornings at home.

Let Your Home Shine

The beauty of hosting is that it reminds us of what “home” really means, not perfection, but connection. A tidy entryway, fresh baked treats, and a touch of fall decor can make any space feel inviting. Whether you’re in your forever home or planning your next move, this season is a perfect time to appreciate how your home brings people together. Because at the heart of every gathering, HOME is where hospitality begins.

What’s the ROI?

Brought to you by – Rachel Provow | Realtor, Founding Member | 678.524.1491

One of the most common questions I get is: “If I spend X on this project, how much will my home’s value increase?” My favorite answer: it depends. Unfortunately, there’s no secret “Home Value Calculator” that spits out, “Refinish your floors and boom, $25,000 added!” Sometimes, you refinish the floors because, well, they look like they’ve survived three generations of toddlers and a Great Dane. The same goes for siding, windows, and other not-so-glamorous projects. A wellmaintained home attracts more buyers and higher offers, but fixing years of neglect isn’t an upgrade; it’s damage control. Now, kitchens and bathrooms, those are your home’s moneymakers. They almost always add value, but how

much depends on what (and how) you do it. It’s a balancing act. Go too cheap, and buyers might question if you DIY’d the backsplash with leftover craft glue. Go too high-end, and you’ll be the only person in the neighborhood with imported Italian marble and a range that costs more than a car. (Meanwhile, everyone else is still rocking laminate counters.) Nationally, a midrange kitchen remodel averages about $83,000 with roughly a 51% return. Translation: you’ll get about half your money back, but hey, you’ll have a gorgeous kitchen while you’re waiting for it to sell. If you’re renovating for your own happiness, follow your heart. Paint the cabinets teal, install the designated

dog wash station, make it your dream home. But if resale is the goal, bring a Realtor into the mix early. They know what’s hot, what’s not, and what’ll make buyers throw an offer your way instead of walking out saying, “Well, that was… interesting.” Adding square footage is almost always a slam dunk. Finish the basement, add a bathroom, convert that walk-up attic; it’s money well spent. But installing a $40,000 dolphin fountain in your courtyard?

That’s a one-way ticket to a 0% ROI (and a few raised eyebrows). And let’s not forget curb appeal, the real estate version of a firm handshake. A new front door, updated light fixtures, or a stylish portico can completely change a buyer’s first impression. Because like it or not, people do judge a home by its cover. Freshening up your landscaping can also make a big impact, as long as you skip the zoo-animal topiaries and

the beach-ready palm trees. Keep it clean, welcoming, and in tune with your home’s style, and you’ll make buyers want to come inside and see more. And remember, big-ticket investments, like a $150,000 pool installation, won’t add value for buyers who have no interest in a pool, so make sure your upgrades appeal to your target market. At the end of the day, the best home improvements balance personal enjoyment with smart financial sense. Some projects boost your home’s value, while others simply make you happier in your space, and both are worth considering.

Whether you’re renovating for resale or for yourself, choose upgrades that fit your home, your neighborhood, and your target buyers. Because the true return on investment isn’t just about dollars, it’s about feeling proud, comfortable, and excited every time you step inside your door.

HOME for the Holidays

Brought to you by – Heather Lee | Realtor, Founding Member | 404.455.9506

As the air turns crisp and twinkling lights begin to frame porches and shop windows, Johns Creek transforms into something truly special, a place where community spirit shines as brightly as the holiday décor.

For many longtime residents, this season is a reminder of what makes Johns Creek feel like home. It’s not just the elegant neighborhoods, award-win-

ning schools, or driving through the amazing holiday light display along Johns Creek Hospital Parkway, it’s the shared sense of connection that thrives here year after year. From holiday markets and local charity drives to the city’s beloved Founders Week and tree lighting events, the holidays bring neighbors

together in ways that define our community’s heart.

Despite what some may think, the holiday season can be a wonderful time for real estate. Buyers are often more serious, and homes dressed in holiday charm can showcase warmth and personality in ways photos can’t always capture. For sellers, the glow of a fireplace, the scent of pine, and the gentle sparkle of lights can make a lasting impression that feels, quite literally, like home.

Johns Creek continues to attract those seeking more than just beautiful homes, they’re looking for a place where community and comfort meet. And that’s what this city offers in every season, but especially now. So, as the year draws to a close and we gather with friends and family, let’s celebrate the true meaning of “HOME.” Because here in Johns Creek, home isn’t just a place, it’s a feeling that lasts long after the holidays have passed.

Is your home built for your life or only for the listing photos?

Brought to you by – Ashley Venegas | Realtor, Founding Member | 219.789.4793

If you have ever sidestepped a football helmet while trying to pack lunches and yell out the door that it is time to go, this will feel familiar. Some homes photograph perfectly. But not all homes can handle real life. Real life includes cleats covered in red clay, backpacks that never seem to stay on their hooks and the constant question of where the water bottle disappeared to this time.

There is a common belief that luxury and durability cannot exist together. My own experience tells me the opposite. True luxury is a home that looks beautiful and continues to look

beautiful even when life gets messy. Here in Milton and Alpharetta families are active and busy and their homes should keep up with their goals not slow them down.

I have remodeled several homes across different states, and every renovation was inspired by a shift in life. A growing family. A new routine. A desire to create more joy in the spaces where we spend the most time. Homes are not static. They evolve as we do. The best ones are designed to grow with us instead of holding us in the past.

When I walk through a home with a

client I look beyond the pretty finishes. I pay attention to how a family truly lives. Where sports equipment will drop. How easily groceries reach the kitchen. If the flooring will survive game day traffic. If the floor plan adds comfort to daily routines instead of creating obstacles. Beautiful is wonderful. Beautiful and functional is even better.

My background in construction also gives me a deeper understanding of what lasts and what does not. I notice the small things. The thoughtful details. The shortcuts that might cause problems later. A stylish feature that requires constant maintenance is not a smart upgrade. A home should support your life, not add stress to it.

The upcoming holiday season always tells the truth about a home.

Overnight guests. A full dining table. More shoes by the door. These moments reveal whether a home is working for you or requesting a redesign. Sometimes a simple improvement creates the comfort you crave. Sometimes it is clear that a move would better support how you want to live now.

There is no perfect formula, only the right fit for you. Some families choose to stay and enhance the home they already love. Others feel excited by the idea of a new space with fresh potential. Either way the most important goal is the same. Choose a home that supports the way you live today and the future you are building.

A house may look good in photos. A home should feel good every day. The right one will do both.

C: 219.789.4793

AshleyVenegas@HOMEgeorgia.com

@ashleyvenegas_realestate

C: 404.625.8986

Savanna@HOMEgeorgia.com

@savannataylor_realtor

5 reasons the real estate market doesn’t stop during the holidays

Brought to you by – The Dolan Group

As we head into the holiday season, many assume that real estate slows to a halt — but the data tell a different story. In fact, both buyers and sellers can find unique advantages this time of year in the ever-evolving real estate market.

1. A balanced market

After years of intense competition, the housing market is finally returning to balance — creating opportunities for both buyers and sellers. Compared to 2024, housing supply is up 21.5% and has held steady at four to five months of inventory throughout most of 2025. That range is widely considered a balanced market — one that benefits both sides of the transaction.

2. Fewer listings, less buyer competi-

tion

While spring remains the busiest season for new listings, fall and winter bring a quieter pace that can work to your advantage. According to NAR and Realtor.com’s 2025 Best Time to Buy report, October 12–18, 2025, was projected to be the most buyer-friendly week of the year — with more listings, fewer competing buyers, and more flexibility at the negotiation table. Locally, that means less pressure and more opportunities for well-prepared and well-prices homes to stand out while others wait for spring.

3. Negotiation leverage is back

With higher inventory and longer days on market, buyers are regaining negotiating power — and sellers who price strategically are seeing success.

This more balanced environment creates opportunities for serious buyers and motivated sellers to strike the right deal.

4. Year-end tax & financial incentives

Closing before December 31 can offer tangible tax advantages. Depending on individual circumstances, buyers may be able to deduct mortgage interest, property taxes, and certain closing costs.

5. The emotional advantage of holiday staging

A well-presented home creates an emotional connection that spring listings can’t replicate. According to Homes. com, buyers “respond favorably to cozy, inviting environments,” and tasteful seasonal décor helps them picture their own celebrations there. The holidays make an already well-staged home even better. Atlanta’s mild climate and festive neighborhoods keep curb appeal strong year-round — making this one of the few major markets where winter listings can still shine.

Whether you’re planning to list your home or start your search, the holiday season offers real advantages: less competition, motivated participants, more negotiating room, and a balanced market environment.

If you’re curious how your home might perform in today’s market — or where your next one could be waiting — we’d love to guide you through the process.

Happy Holidays!

– The Dolan Group, Ansley Real Estate | Christie’s International

Brought

No, it’s not just for your parents. If you have a bank account, a pet, a partner, a 401(k), or simply want a say in your future - you need a plan.

✔ Choosing who makes decisions for you if you can’t

✔ Protecting your digital life, your loved ones, and your legacy

✔ Avoiding drama, court delays, and confusion

You don’t need to be married, wealthy, or a homeowner to start.

You just need to care about what happens to your stuff—and the people you care about.

�� Want to understand it all?

Join one of our free estate planning workshops - open to everyone, with guidance designed to meet you where you are.

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Why a turnkey, one-stop shop is essential for your bath or kitchen remodel

When it comes to remodeling your kitchen or bathroom, the process can quickly become overwhelming. From creating ideas and solutions, and selecting materials to finding contractors for plumbing, electrical work, and installation, managing multiple vendors and services can be stressful.

Remodeling projects start with a vision but bringing that vision to life requires expertise. An in-house design team needs to work closely with you to create a customized plan that reflects your personal style, and preferences, and stays within your budget—offering services like 3D renderings, so you can visualize your space before any work begins. With expert guidance every step of the way, you can be confident your project is set up for success.

Coordinating multiple contractors—plumbers, electricians, tile installers, and more—can be time-consuming and frustrating. With a turnkey remodeler, you get fullservice project management, to handle every aspect of the renovation. Having a team to ensure that the design,

material selection, scheduling, and installation are all aligned to create a smooth, stress-free experience is key. You don’t have to worry about chasing contractors or keeping up with timelines—it will be done all for you.

One of the biggest advantages of working with a one-stop shop is the convenience of having everything you need in one place. A great showroom should be filled with an extensive selection of cabinetry in a variety

of styles and finishes, plumbing fixtures from top brands, countertops including granite, quartz, marble, and more, tile for floors and backsplashes, and hardware to complete your design.

Rather than running around town searching for materials, you can explore all your options under one roof, with our team guiding you through each choice.

Choosing a turnkey, one-stop-shop remodeler like Bath & Kitchen Galleria means more than just convenience—it means a smoother, more enjoyable remodeling experience with expert guidance, seamless coordination, and a wide selection of top-quality products to choose from while staying in your budget.

Whether you’re transforming your bathroom or remodeling your kitchen, Bath & Kitchen Galleria is here to handle every detail, so you can sit back and enjoy the results! For more information visit Bath & Kitchen Galleria’s showroom at 10591 Old Alabama Rd Connector in Alpharetta (no appointment needed) M-F, 9-5 and Saturday, 10-4, or call them at 678-459-2292 or visit BathandKitchenGalleria.com to schedule an appointment online.

• Curated, Transitional, Urban Farmhouse Homes

• Lakeside Community with Lake Lanier Access

• Community Courtesy Docks with Swim Platforms

• Gathering Area Pavilion with Fireplace

• 5 Bedrooms | 4.5 Bathrooms | 3 Car Garages

Tune-Up Projects

Kitchen Tune-Up

Paint Cabinets

New Countertops, Sink & Faucet

New Backsplash

Cut Down 2-level

Island

Bathroom Tune-Up

New Countertops, Sink & Faucet

Enlarge Shower

Shower Glass

Shower Safety

Full Remodel Projects

Kitchen Remodel

Total Cabinet Replacement

Large Island

Optimize Cabinet / Appliance Locations

Open Concept –Move Walls

9-5 Mon-Fri • 10-4 Sat

Showroom – Design Center 10591 Old Alabama Rd. Connector Alpharetta, GA

Bathroom Remodel

New Larger Shower

Vanity Replacement –Cabs, Counter, Sink

Free Standing Tub

Floor Tile, Wall Tile

Plumbing Fixtures

A new era of 55+ living has arrived

Resort

amenities now open and new homesites just released

Brought to you by – Berkshire Hathaway HomeServices

Soleil Belmont Park, an award-winning active adult community by Patrick Malloy Communities, is raising the bar once again in resort-style 55+ living. Perfectly nestled between Milton and Canton, this gated, luxury enclave has become one of Georgia’s most desirable destinations for those seeking connection, comfort, and carefree living. And now, with the highly anticipated clubhouse officially opening in mid-November, residents are truly experiencing the heart of the Soleil lifestyle.

The stunning 9,800-square-foot clubhouse is the new social and activity hub of Soleil Belmont Park designed to bring neighbors together and enhance everyday life. It features a coffee shop and cocktail bar, a state-of-the-art fitness center, club and activity rooms,

and a catering kitchen, offering endless ways to connect, learn, and celebrate.

Whether residents are joining a fitness class, attending a cooking demonstration, or simply enjoying a glass of wine with friends, the clubhouse is where new friendships form and lifelong memories are made.

“The clubhouse really brings the community to life,” says Lori Lane President Berkshire Hathaway HomeServices Georgia Properties New Homes Division. “It’s where everything comes together - the people, the energy, and the sense of belonging that makes Soleil Belmont Park so special.”

Beyond the clubhouse, the amenities at Soleil Belmont Park rival those of a world-class resort. The resort-style pool glimmers at the center of the community, perfect for lounging, swimming, or relaxing under the sun. Sports enthusiasts can enjoy pickleball, tennis, and

bocce ball courts, while green thumbs gather in the community garden to cultivate vegetables, herbs, and friendships.

The community’s event lawn provides an inviting space for concerts, outdoor movies, and seasonal celebrations, while the community post office serves as a daily meeting spot. With scenic walking trails and a dog park rounding out the outdoor amenities, every corner of Soleil Belmont Park promotes wellness and togetherness.

Homebuyers continue to be drawn to Soleil Belmont Park’s beautifully designed, low-maintenance homes - crafted for comfort, style, and ease. Priced from the $500s to the $900s, these homes feature open-concept designs, high-quality finishes, and timeless details that reflect the craftsmanship of Patrick Malloy Communities.

Five professionally decorated model homes are open for tours, and a new phase has just been released, offering

more opportunities to join this thriving community. Move-in-ready homes are also available for those eager to start their next chapter right away.

Located minutes from Alpharetta, Milton, and Canton, residents enjoy close, proximity to shopping, dining, and toprated medical care at Northside HospitalCherokee. With easy interstate access, the vibrant culture of downtown Atlanta and the natural beauty of the North Georgia mountains are both within easy reach.

Backed by the trusted expertise of Patrick Malloy Communities and represented by Berkshire Hathaway HomeServices

Georgia Properties New Homes Division, Soleil Belmont Park continues to set the standard for active adult living in Georgia. Discover the newly opened clubhouse and experience this vibrant community for yourself. Visit SoleilBelmontPark.com or call 770-635-4080 for details. Equal Housing Opportunity.

Experience Matters

Newspaper Delivery Route Openings with Appen Media Group

We are looking for one person or couple interested in delivering weekly newspapers in South Forsyth, Alpharetta and the Johns Creek areas.

Requirements: Must have a perfect driving record and background check, reliable transportation, honest, hard-working and positive attitude.

For more information or to apply, email heidi@appenmedia.com and include a paragraph or two about who you are and any relevant background/experience. In the subject line of the email please put “Delivery Route Application.”

From antique to modern

The art of exceptional rugs and service

Brought to you by – Concept Home Rugs

With over 42 years of experience in the rug industry, I have mastered every aspect, from manufacturing and retail to wholesale distribution. My journey has allowed me to collaborate with artisans from around the globe, offering a diverse collection that includes everything from timeless antiques to modern designs.

At our Alpharetta store, we pride ourselves on a 100% satisfaction guarantee and offer a white-glove service with delivery. We also provide professional cleaning and repair for antique rugs, ensuring that every piece remains in pristine condition. We invite you to visit us and experience the artistry and quality that only decades of expertise can offer. Discover the perfect rug for your space!

GRAND OPENING SALE

With over 40 years of expertise in the oriental carpet industry, we’re excited to open our new showroom, offering a wide selection of authentic, high-quality handmade and power-loom rugs, new, semi antique and antique oriental rugs from around the world, including Persia, India, China, Turkey, and Egypt. We offer all sizes, up to palace sizes, at the best prices around. Conveniently located on the corner of State Bridge and Kimball Bridge, come visit our new showroom to experience top notch quality, prices, and white glove services!

Professional Cleaning and Repair Available

Store Hours: Mon-Sat 10am-6pm | Sun 1pm-6pm

11266 State Bridge Rd, Suite 300, Alpharetta, GA www.concepthomerugs.com | 678-404-7555

Starting a new luxury real estate brokerage is like building a new home

Launching a boutique luxury real estate brokerage from the ground up has felt, in many ways, like building a new home. Every beam and blueprint requires thoughtfulness, precision, and purpose. This venture has prompted me to reflect on two decades of experience— what’s worked, what hasn’t, and what truly matters—and channel that wisdom into creating something beautiful, intentional, and welcoming.

Designing the blueprint: inspecting our systems like an architect

Over the past twenty years, I’ve helped build and lead some of Georgia’s most successful real estate brokerages. Along the way, I’ve studied every system, technology, and relationship that shapes an agent’s success. At Peachtree Town & Country, we’ve approached our foundation the same way an architect approaches a custom home—by scrutinizing every line and detail before we break ground. From selecting best-inclass technology and trusted vendors

to designing streamlined processes that empower our Advisors, every decision is made with clarity of purpose and commitment to excellence.

Our goal is not just to build another brokerage—it’s to design a smarter, stronger model for luxury real estate in Atlanta.

Building with the best: proven leaders as our foundation

Just as a homeowner entrusts their dream home to the finest builders, I’ve surrounded myself with extraordinary talent—leaders who share our passion for excellence, integrity, and performance.

Inspired by our Cultural Advisor, Horst Schulze, co-founder of The RitzCarlton and author of Excellence Wins, we’ve built our organization on his timeless principles of service and leadership. One of his eight guiding questions asks, “How do you meet desires efficiently?”— a philosophy that now shapes every process we design.

Our mission is simple: to create a home for exceptional Advisors—a place where they have the freedom to grow,

the tools to excel, and the trust that every detail is handled with precision and care.

Creating a home: building for our people

A home, no matter how well built, means little without the people who live within it. The same is true for our company.

At Peachtree Town & Country, our Advisors are at the heart of everything we do. Every system, policy, and initiative is built to help them thrive—professionally and personally. Each “room” in this house represents a space for collaboration, innovation, and growth. Together, we’re building a firm where excellence is not just expected—it’s lived every day. The Foundation of Something Extraordinary Launching Peachtree Town & Country has been a journey of craftsmanship and care, grounded in the belief that when you build with purpose, integrity, and heart, you create something lasting. Like a well-built home, this company is designed to stand the test of time—welcoming, inspiring, and built for the people who make it exceptional.

A NEW STANDARD IN ATLANTA REAL ESTATE

Imagine a boutique real estate brokerage where world-class service, deep-rooted local expertise, and genuine trust define every interaction. This is Peachtree Town & Country — founded by respected Atlanta real estate executive Bill Rawlings and guided by Ritz-Carlton cofounder Horst Schulze. Here, excellence isn’t an aspiration; it’s our way of doing business.

Discover a new era of luxury real estate in Atlanta.