September Special Section
2 | September 2026 | Appen Media
REAL ESTATE REPORT • Sponsored Section
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The fall market is not a consolation prize Brought to you by – Bill Rawlings, CEO and Founder of Peachtree Town & Country For prepared sellers and decisive buyers, it is the most honest window of the year. Where the market stands Metro Atlanta enters September with roughly 30,000 homes on the market, up about five percent from a year ago, and an average detached sales price near $567,000, BILL RAWLINGS up just under four percent. Read those two figures together and you have the whole story: supply has rebuilt to healthy levels, and values are holding. This is not a market moving against anyone. It is a market that rewards the participants who take it seriously and waits out the ones who do not. Labor Day marks a real transition. The summer browsers step back, and what remains is the most serious buyer pool of the year, families who must be settled, relocations that cannot wait, and purchasers who have watched the market all year and know value when they see it.
Inside the perimeter Town has settled into genuine balance. Buckhead single-family inventory sits at approximately 4.4 months of supply, the same balanced figure the broader metro reports. Contract activity peaked in late April and has run at a calmer rhythm since, which is the normal seasonal curve, not a warning sign. The more interesting story is at the top: luxury demand has actually strengthened, with contracts above $3 million running at more than double last year’s pace. Demand at the high end has not gone anywhere. It has concentrated on the properties that deserve it. For sellers in Buckhead, Brookhaven, Morningside, and Druid Hills, the fall buyer is fewer in number but far more qualified. For buyers, the high-rise segment continues to offer the most workable negotiating conditions in years, particularly as new development adds fresh competition for resale units. Outside the perimeter Country remains steady and balanced. Alpharetta is holding at roughly 4.4 months of supply with a median of about 24 days to contract, which means accurately priced homes are still going under contract within the first month. Milton, Roswell, Johns Creek, Cumming, and Forsyth continue to draw relocation demand tied to the school calendar, and the buyers active this fall are the ones who missed the summer window and intend to be settled by the holidays. New construction remains a genuine competitor, so
resale sellers should continue to invest in preparation before going live rather than adjusting price after. The cost of money Rates spent most of August drifting in a narrow band, easing modestly before firming again in recent days. That kind of movement is the point: we are in a rate environment defined by small swings around a stable center, not a trend in either direction. We remain in the mid-six range, close to where we sat a year ago. Buyers waiting for a dramatically lower number should remember what we said last month: negotiate for a payment, not a headline rate. Structure is still doing the work. What we are advising clients right now For sellers: if closing before the holidays is the goal, September is the month. Homes that come to market prepared, priced to the last ninety days of closings, will meet the year’s most serious buyers. Homes that come to market hoping will still be sitting in November. For buyers: this is the season when selection and seriousness intersect. Inventory is the deepest it has been in years, and sellers are motivated by the calendar. Move decisively on the right property, and use terms, not just price, to win it. For both: the fall market has never been about volume. It is about intent. Everyone still at the table after Labor Day means it.
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Escaping shackles of traditional & beige design Brought to you by – Bath and Kitchen Galleria If your home was built during the 1990s or early 2000s, you are likely to know this specific design aesthetic very well. It’s the sea of neutral beige. For more than a decade, builders and homeowners wrapped kitchens and bathrooms in a warm, monochromatic blanket of tan ceramic tiles, honey oak cabinets and beige walls. This beige palette and heavy crown molding was the gold standard of suburban design. Senior Designer at Bath and Kitchen Galleria, Bobbie Kohm, comments “While bulky corbels and the beige palette offered safety and mass appeal back then, today it often makes beautiful homes feel dark, dated, and heavy. Fortunately, updating your kitchen or
bathroom doesn’t require jumping to the other extreme of wild, fleeting trends. You can easily trade out the dated look for a fresh, updated aesthetic using timeless and conservative color strategies.” Modernize the kitchen core The quickest way to break the beige cycle in the kitchen is by addressing the honey oak cabinetry. If the cabinets are in good structural shape, painting them with more neutral warm off-whites, sophisticated creams, or muted stone grays will do the trick. To update the kitchen layout and incorporate a large island, new cabinets will be in order, which will allow a departure from the feel of heaviness and result in a simpler, cleaner look and feel. For countertops, replace speckled brown granite with quartz that features a
clean white background and subtle gray veining. This introduces movement and brightness without overwhelming the senses. Refresh the bathroom sanctuary Bathrooms from the turn of the millennium often suffer from an overload of beige and travertine tiles and matching grout. You can neutralize this heavy look by replacing the floors with large-format porcelain tiles in soft charcoal or light greige—a beautiful blend of gray and beige that bridges the gap between warm and cool tones. For the walls, swap out the muddy tan paint for a crisp, calming seafoam green, pale slate, or a refreshing mist gray. “These colors evoke a spalike atmosphere while maintaining a clean look that appeals to younger
generations.” Says Bobbie Kohm. Finish with contrast To tie your new palette together, focus on the details. Replace old shiny brass hardware with champagne bronze or polished nickel faucets and cabinet pulls. This adds a sharp, intentional contrast that instantly anchors the room into the modern era. Stepping away from traditional beige and traditional design doesn’t mean you have to embrace modern or loud aggressive colors. By shifting toward thoughtful neutrals and muted, natureinspired tones, you can give your 1990s home a sophisticated, timeless revival. To learn more about what’s discussed in this article contact Bobbie Kohm at Bath and Kitchen Galleria in 10591 Old Alabama Rd Conn, Alpharetta, GA, 678-459-2292.
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REAL ESTATE REPORT • Sponsored Section
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REAL ESTATE REPORT • Sponsored Section
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Last chance for new construction at Laurel Canyon — Now $999,950 $200,000 price reduction creates an exceptional opportunity for the final new home in this award-winning Canton community Brought to you by – Patrick Malloy Communities For homebuyers who have been waiting for the right opportunity at Laurel Canyon, this is it. The last new construction home available in this highly desirable master-planned community has recently been reduced by $200,000 and is now priced at $999,950. With approximately 1,350 homes, Laurel Canyon has become one of Canton’s most recognized communities, known for its beautiful North Georgia setting, established neighborhoods and spectacular mountain views. Residents enjoy a pool, clubhouse, tennis, pickleball, golf, and walking trails. Now, buyers have one final opportunity to own a brand-new home and enjoy everything this exceptional community has to offer.
Set against the scenic backdrop of the North Georgia mountains, this 3-bedroom, 2.5-bath home with a large study is set on more than one acre and features a rare, flat backyard, impressive living spaces and amazing mountain views within a well-established community. Designed with both everyday living and entertaining in mind, the home features spacious gathering areas that make it easy to host family and friends, celebrate special occasions or simply relax and enjoy the surroundings. Thoughtful design, beautiful finishes and generous living spaces create a home that feels equally suited for an intimate evening at home or a house full of guests. But one of its most memorable features may be just outside the windows. Beautiful mountain views provide a dramatic backdrop and a sense of retreat that is difficult to find this close to the conveniences of Canton. For buyers who love the idea of a new home but don’t want to wait years for a new neighborhood to take shape, this opportunity offers the best of both worlds: brand-new construction within an established 1,350home master-planned community.
Built by Patrick Malloy Communities, the recent price improvement makes the opportunity even more compelling. Originally priced $200,000 higher, the home is now offered at $999,950 as the neighborhood prepares to close out new home sales. There will not be another new construction release at Laurel Canyon. Once this home is sold, the opportunity to purchase a brand-new residence here is gone. One home. One incredible new price. One last chance. If Laurel Canyon has been on your wish list, now is the time to make your move. Tour the final new construction home today and experience the mountain views, spacious design and lifestyle that have made Laurel Canyon such a sought-after Canton address. Priced to Sell — Hurry Before It’s Gone! Horizon at Laurel Canyon 236 Laurel Vista Drive Canton, GA PMCommunities.com 770-301-1889
REAL ESTATE REPORT • Sponsored Section
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Don't let probate court run your business Why a trust matters for business owners
over you. That process is public, it takes time, and the court — not you — decides who is appointed and what authority they're given. Meanwhile, your business may have no one with clear legal authority to sign checks, make payroll, or respond to a crisis.
Brought to you by – Holly Geerdes Estates Law Center USA
HOLLY GEERDES
Estate Law Center USA Top 5% Super Lawyer in Georgia
If you own a business, you've spent years building something that runs on your judgment, relationships, and daily decisions. But what happens to that business the day you can no longer make those decisions — whether from death or incapacity? For many owners, the honest answer is: nobody knows, because there's no plan in place.
The problem with relying on a will alone A will only takes effect at death, and even then, it doesn't avoid probate — it has to go through it. Probate is a court-supervised process, and court supervision means delay, public record, and a judge (not your family or your business partner) overseeing what happens to your ownership interest until the estate is settled. For a business that depends on quick decisions — signing contracts, approving payroll, responding to a supplier issue — a probate delay of months isn't a paperwork inconvenience. It can be the difference be-
PROVIDED
tween the business surviving and the business stalling out while heirs wait for a judge's approval to act. The bigger gap: Incompetency Death planning gets most of the attention, but incapacity is arguably the more dangerous gap. If you become incapacitated — from an accident, a stroke, a progressive illness — a will does nothing at all. It has no legal effect until you die. Without other planning in place, the only way for someone to step in and manage your business interest is for a family member to petition a court for guardianship or conservatorship
How a trust changes the picture A properly funded trust holds title to your business interest during your lifetime, so there's no gap in authority if you're incapacitated. Your named successor trustee simply steps in under the terms you wrote, with no court process required. And at death, the trust doesn't need to pass through probate at all — the successor trustee already holds legal title and can continue operating or transitioning the business according to your instructions, immediately and privately. For a business owner, that difference isn't abstract. It's the difference between a seamless handoff and a court-supervised interruption at exactly the moment your business can least afford one. The bottom line If your business interest is one of your most valuable assets — and for most owners, it is — it deserves more protection than a will alone can offer. A trust, properly drafted and properly funded with your business interest, is what allows your business to keep running smoothly through incapacity and to pass to the next generation or the next owner without a probate court standing in the way. Come visit our workshops and webinars to learn more about protecting your assets.
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? September/October Workshops: Tues., Sept. 1, 4 pm Thurs., Sept. 3, 12 noon Wed., Sept. 9, 6 pm Tues., Sept. 15, 4 pm
To learn more, call 770-442-3278 or email: mike@appenmedia.com
Thurs., Sept. 17, 12 noon Wed., Sept. 23, 6 pm Tues., Sept. 29, 4 pm Thurs., Oct. 1, 12 noon
• 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 | September 2026 | Appen Media
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