Is Atlanta’s Real Estate OK or is Atlanta Burning?

Posted on May 31, 2013 by

First-quarter results of the Atlanta real estate market are in! If you’re an investor who is determined to buy real estate right now, while things are hot, then this information is definitely for you!

So let’s get down to – or into – business!

Make no mistake:
The Atlanta real estate market isn’t just hot – it’s burning
– and YOU can be successful more now than ever.

As I predicted in January, the market has turned, and the news media is being positive. There are markets/price points that are hot, and the competition—your competition–is cash. Experienced investors are hungry! They can’t get enough property. I’m excited–how often do you get to sell everything you touch?

But to be successful, you must be accountable. You need to have answers if you’re going to succeed:

  • Where are YOU as an investor right now, in this market—the one we have all been waiting for?
  • Are you where you want to be?
  • Are you asking yourself questions and, if you are new to this, are you asking the right questions? 

As a coach and long-time investor, I know that you need to know where you are and where you are going.

An Important Coaching Question for this Market

In this market, Cash Is King. The large investors are snapping up properties because they can pay cash.

So, how do you win if cash isn’t an option for you like it is for the hedge funds?

As an experienced agent and coach, I want to share with you only a taste of the information I have after years of experience. You may not even know how important this information is! As a coach, I can show you the kind of information you’ll need. 

For success in this new market, you need to know each county’s microeconomics including a VERY important number: zip codes.

How will zip codes help you? They will allow you to pinpoint where you need to be so that you aren’t wasting time.

As an investor in the range of $0-$125,000, you are going to be picking up properties that are either extremely distressed, in short sale, or offered as lease options. Anything else will be snapped up by the hedge funds that are paying cash.

Here is what you need to know right now so that you can compete!!

I have studied the current data based on the 11 counties surrounding Atlanta. The counties which have sold more properties over the past quarter are Cobb, Fulton, and Gwinnett. Shop here for wholesale deals, lease options, and distressed properties.

But don’t stop there. Part of being a good investor is knowing all of your territory. I’ve researched it and am sharing it with you now.

A Breakdown of the Eleven Counties

Cherokee County has the 4th best sales volume with the highest percentage of sold property between $100,000-$200,000. 

If you can do the buy-fix-and-sell between $150,000 and $250,000 here, you will make plenty of money. The sales volume is high, and the demand is high. Another exit strategy is to structure a lease options… 80% of the sales in Cherokee County are below $250,000.

White Hot Areas: 30114, 30188, and 30189

Clayton County’s best bet for buying real estate is below $50,000. There are some fantastic buys for price per square foot. Your strategy in Clayton County is renting. 99% of the sales in Clayton County occur below $200,000.

White Hot Area: 30238, 30274, 30273, 30296

Cobb County has the 3rd best sales volume overall. They have the 2nd highest percentage of sold property between $100,000-$150,000. Cobb County sells 66% of their homes below $250,000. It is second to Gwinnett County in the $51,000-$100,000 range. The opportunity to get rich here is by orchestrating a lease option, buy, and hold.

White Hot Areas: 30101 and 30062

DeKalb County’s strongest market is $50,000-$100,000—that is, if you can still find properties below $50,000. If you find one, purchase it immediately. You can’t lose. DeKalb County sells 66% of its homes below $250,000.

White Hot Areas: 30316, 30084

Douglas County sells. Its strongest market is between $50,000 and $100,000. 90% of its homes sell below $200,000. There is enough sale volume to work Douglas, but you will have to do a lot of work and burn a lot of gas.

White Hot Area: 30180

Forsyth County has a solid volume over $200,000. This county is prime for the lease option, and for the buy-fix-and-sell. Forsyth County sells 50% of their homes below $250,000. This will be a high cotton county in a few years.

White Hot Area: 30040

Fulton County has the highest sales volume below $50,000. The strong market here is the buy-fix-and–sell above $200,000. Fulton County sells 40% of its homes below $100,000.

White Hot Area: 30310, 30315, 30349

**Gwinnett County has the highest sales volume with the highest percentage of sold property between $51,000-$100,000. Gwinnett County sells 70% of its homes below $150,000.

White Hot Areas: 30043 and 30024

Hall County’s strongest market ranges between $50,000-$100,000. This is great for rentals and the buy-fix-and-holds. Like Douglas, there is enough sale volume, but you’ll burn a lot of gas.

Henry County’s strongest market is $100,000-$150,000. This means that it is perfect for a buy-fix-and-sell, exit strategy, or a lease option exit strategy. There is enough sale volume to work Henry, but you will burn a lot of gas.

Rockdale County is also in $50,000-$100,000 range. It is a very strong rental market. If you can find lease options, then that’s the ticket. There is enough sale volume to work Rockdale, but you will do a lot of leg-work.

Other White Hot Areas: City of Decatur, City of Marietta, City of Roswell, and East Atlanta.

If you’re ever going to be involved in real estate, now is the time!

The Atlanta market will continue to evolve. Consider partnerships, especially if cash is difficult for you to come by.

Cash is King, so it is more important than ever to have a strong business plan. Raise capital and get into the game!

Russ HinerRuss Hiner is an active real estate investor, coach and mentor. Russ is currently the leader of the Atlanta REIA Creative Deal Structuring Group and co-leader of the Atlanta REIA Mastermind Group. Russ also teaches several Atlanta REIA Workshops throughout the year on a variety of real estate investing topics such as Negotiations, Wholesaling 101, Wholesaling 401, Real Estate 101, Property Management and more.

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