If you would like to schedule a call to talk with me you can do that here calendly.com/timewithkelly

@VWonder737

12 күн бұрын

🤔

Don't buy a home at the entrance of a subdivision, or at a busy stop sign intersection of the subdivision. The lights in your windows at night and the noise of cars speeding off. Not good.

My top 3 Big Nos when I was looking for a house was 1) no HOAs 2) no steep driveways and 3) no short 1 car length driveways. Had to fit at least 4 cars parked tandem.

@bmanders1

9 күн бұрын

It always seems to be that the people with the shortest driveway has the most cars or the most friends that come over. Two of my neighbors have short driveways and can only fit two cars on them. There are always 2 cars in the garage, two in the driveway, and then 2 more cars also in front of the house on the street. So annoying!

@kellycohomes

Күн бұрын

Thanks for your comment!

*HOA FEES* run

Another issue with steep driveways is the wear on the transmissions and brakes of your vehicles. Learned that the hard way. Not even a year in, I started getting that heavy clunking noise putting my car in gear and I also eventually wore the parking brake out. Luckily that was a lease and I left after 2 years, but I had to get rid of my car, that driveway tore my trans up.

When considering to buy a home, I would recommend going to see it multiple times at different times during the day. I purchased a home that was not on a road, but it was on the main road within the neighborhood of 2000 homes. I walked through the house several times during the month of July, but not during morning traffic or afternoon traffic. Our first night in the house I was awakened the next morning at 6:30 AM because I could hear every car passing in front of my house. Lesson learned. Go view a house if you can between 730 and 8:30 in the morning. And go view a house between 430 and 6 PM in the evening. That will give you an idea of how quiet your home will be.😊

@KellyCoHomesAtlanta

9 күн бұрын

That’s great advice!

Steep driveways in Atlanta are a no because of the ice storms.

@89five3five

10 күн бұрын

You don’t know how to handle ice in Ga?

@kobartlett

3 күн бұрын

@@89five3five That’s not the problem. NC/GA are not equipped for snow and ice storms. Not enough equipment to salt and keep salted the roads. Also, we do have a saying, though, rednecks, and ice don’t mix.

When I lived in Atlanta I purchased a home in Lithia Springs near a quarry and didn't know it. They would blast rocks at certain times during the week and it would feel like an earthquake shaking the house. I would definitely be on the lookout for this If I bought in GA again.

@KellyCoHomesAtlanta

Ай бұрын

I didn’t even think about a rock quarry! I once had a client who had a home in Smyrna and a glass recycling was behind her backyard. We couldn’t have showings when it was open because of how the glass shattering was.

@gglover5000

12 күн бұрын

My Mom lives near one in Loganville, GA and it’s crazy how the house shakes

@cocolyndon4604

8 күн бұрын

I know that neighborhood, I used to live there also. I had no idea there was a rock quarry around until I was home during early in the day on a weekday, once found out the management company would lie at the association meetings that the quarry was supposed to have been done blasting...the quarry was never going to be done blasting.

I agree with #1 wholeheartedly, but in Atlanta, sometimes you never know when your peaceful street might turn into a busy road.

@rikwen96

12 күн бұрын

True! When I moved into my house years ago, the road was very quiet. Now it is always cars on it from the subdivisions that have been built around me and it is a cut through when the interstate gets backed up.

@law1379

11 күн бұрын

One thing I would always do when considering a new rental before I would sign the lease is to go to the house at different times of day and week. I did that also when i finally purchased. 2pm on a wednesday is way different than 6pm on a saturday

No flipper would use only licensed contractors! 😆 Where would the profit be in that? Majority flippers do the work themselves. I wouldn’t buy a flip AND I wouldn’t buy a house that was sold multiple times within a few years either. Screams of investors manipulating the market by buying a house short term then selling it back double what they paid having done very little to it to make a profit and screwing the property taxes for the rest of the neighborhood houses

@amercer4193

Ай бұрын

As a flipper, I know licensed contractors that do shotty work. I think it's more about finding an agent and inspector/ contractor who knows what they are looking at. Details matter in flips and experienced agents should ask the right questions. Also you can find out what work has been permitted. Have someone look at the property who is experienced in construction.

@dtwbuilds

28 күн бұрын

@@amercer4193 As a flipper, builder, and developer here in Atlanta I agree.

@MindYourOwn777

11 күн бұрын

Flippers definitely have ruined the real estate market and taxes for everyone. Greed.

@SashaStowers

8 күн бұрын

I live in a neighborhood with a lot of flipped homes because the houses are older (1950s), but located in good area. When I walk by with my dog, I can see how they are progressing over time, and I can always tell the flips that will sell super fast versus slow, because the ones that take the longest and generate the most trash as they gut everything always sell within weeks. The ones where they are done in a month of reno stay on the market forever until they significantly drop the price.

Another negative of a steep driveway is when ice storms hit, it is impossible to get in and out.

@odessascruggs4293

7 күн бұрын

That's where I thought she was going with her list.

@kellycohomes

Күн бұрын

If we had more ice storms I probably would have but it's something most of my clients DO mention. Great point!

@llkoolbean4935

7 минут бұрын

This is true which is why we park our cars at the top the night before the storm hits.

A property you don’t want is one that sits on the lowest point on the property or in the path of water run off. Both of these are a water management issue.

@kellycohomes

Күн бұрын

Thanks for your comment!

I’d say the national corporations are a red flag to really inspect the work. They pay the cheapest labor for the lowest quality “show well” finishes.

Back in the day, when I purchased my first home to live-in; that was Atlanta in the early 1990s, first mortgages with rates of 8 to 9% and 9% to 10% were typical. People will have to accept the possibility that we won't ever return to 3%. If sellers must sell, home prices will have to decline, and lower evaluations will follow. Pretty sure I'm not alone in my chain of thoughts.

@JohnsonAshley-sy3lx

Ай бұрын

If anything, it'll get worse. Very soon, affordable housing will no longer be affordable. So anything anyone want to do, I will advise they do it now because the prices today will look like dips tomorrow. Until the Fed clamps down even further, I think we're going to see hysteria due to rampant inflation. You can't halfway rip the band-aid off.

@williamDonaldson432

Ай бұрын

Home prices will come down eventually, but for now; get your money (as much as you can) out of the housing market and get into the financial markets or gold. The new mortgage rates are crazy, add to that the recession and the fact that mortgage guidelines are getting more difficult. Home prices will need to fall by a minimum of 40% (more like 50%) before the market normalizes.If you are in cross roads or need sincere advise on the best moves to take now its best you seek an independent advisor who knows about the financial markets.

@foreverlaura-fq4eu

Ай бұрын

@@williamDonaldson432 Impressive can you share more info?

@williamDonaldson432

Ай бұрын

There are a handful of experts in the field. I've experimented with a few over the past years, but I've stuck with Annette Marie Holt for about five years now, and her performance has been consistently impressive. She’s quite known in her field, look-her up.

@CharlesArthur-fq5sx

Ай бұрын

@@williamDonaldson432 Thanks a lot for this suggestion. I needed this myself, I looked her up, and I have sent her an email. I hope she gets back to me soon.

Don’t buy a house on a big lot that slopes dramatically, unless you don’t care about spending time in the backyard. You won’t be able to practically use a good portion of your yard.

My current home is a flip and was the exact opposite of what you stated. The investors put all their money into new plumbing, electrical, roof, and HVAC, however the inside looks like they picked up workers outside of Home Depot and paid them $50 a piece. No real issues on home inspection, and I had a plumber, electrician, HVAC guy, and two foundation specialists come within the first three months and all confirmed that everything was good. I would add to your list not to buy homes around large trees that sit close to the home, or homes close to railroad tracks and industrial areas.

@MindYourOwn777

11 күн бұрын

You lucked up. Isn't always the case with flipped homes.

@mrileyga

11 күн бұрын

@@MindYourOwn777 I definitely did.

@Jeffiekins

7 күн бұрын

I worked for a flipping company briefly. I could hear the owner, multiple times a day, telling employees that some safety-related thing did not need to be done to a house they had just bought, telling him , "just paint it". He would routinely ignore the determinations of his own inspectors when getting a house "ready to sell," figuring he could just wait for a naive buyer, because they did make the house LOOK a lot better. OTOH, we once bought a house that was flipped by a small group of individuals; they chose such pretty things (paint, wallpaper, cabinets, counters, etc), and there wasn't anything significantly wrong with the house. We lucked out on that one, too. It does happen, but you sure can't count on it.

A crawlspace is better and more sturdy than a slab foundation. They are typically found in older/mid-century homes and more structurally sound compared to some of the sketchy builders supplying new builds. The rodents might be the only real draw back IMO. A moisture barrier can mitigate the water/moisture issues.

@kennixox262

28 күн бұрын

Used to live in Atlanta. Post tension slabs here in the west coast are very sturdy and durable. Georgia has lax building codes for single family homes. We have strict codes here.

@freddiebasset4298

20 күн бұрын

Lived in 3 homes with a crawl space. They have all been great!

@thomaswalker1539

2 күн бұрын

Crawl spaces can be sealed or encapsulated.

Great video thanks for pointing out so much stuff as a matter of fact, this video applies to other states as well thank you for the content.❤

@charw4552

16 күн бұрын

I was going to say the same thing - most of these issues are rather universal.

A busy road in grant park still = an expensive home.

@kellycohomes

Ай бұрын

True

@amberashley7559

23 күн бұрын

True❤

Very informative video! This can apply to any place you decide to live, which is helpful.

@carlenemccutchen4570

25 күн бұрын

So true!

When I was looking for a home to purchase the initial major point was the sloping of the driveway. My son's house has a fairly flat with slight decline from the 2/3 point downwards toward the back of the driveway but alongside the entry to the garage. When we first moved in and it rained, the garage was flooded because of that slope. I would have expected a French drain to have been implemented starting at the sidewalk from the driveway to the front of the house, constructed across the garage entrance to the back of the property, which could have alleviated that flooding issue. Simple enough to implement but since it wasn't it caused issues. So many common sense ideas if folks need to prevent damage. Its been rectified somewhat with a drain attached to the roof eves at the front corner of the garage leading across the garage entrance which is now closed in for extra living space. Works just as well, but would have to be adjusted if it were to be opened up again to function as a garage.

This was a good informative video. 😊

Thank you Kelly! 👏👏

The statement about basements is only true for older her homes with no daylight basement. My basement is always dry…. Built it over 20 years ago with zero issues and there is a stream outback, never has come close to flooding. If your lot was graded properly, and your foundation laid correctly, you will have no issues.

Because of the hilly terrain, a lot of Atlanta area homes have drive-under garages. That means you have to lug bags of groceries upstairs. My first home had a drive-under garage. NEVER AGAIN!

@kellycohomes

Күн бұрын

Thanks for sharing!

Surprisingly interesting and informative. Thanks, I learned a lot.

@kellycohomes

Күн бұрын

Glad it was helpful!

Great info! Many of these I never thought about!

@kellycohomes

Күн бұрын

Thanks for your comment! Glad it was helpful!

Great info

I live in a home with a sloping downward driveway.And I will not do it again.So I definitely agree with doing that

Excellent comments across the board. Good Job. Do another one as there are many more points to add (I'm sure you are well aware of).

@kellycohomes

Күн бұрын

Thank you!

Of course nobody from the county even comes out to inspect a roofing job in GA. It’s a total joke when it comes to roofing. In Florida they have to open a permit and an inspector comes to make sure the work is being done correctly and to make sure workers have workman’s comp and then to final inspection to close the permit.

@cocolyndon4604

8 күн бұрын

In GA a builder wasn't even required to be certified until 2008, builders and developers were coming to GA from all over the country building garbage then leaving. I know, I worked in Planning & Development in county government. Oh, in addition to that, many inspectors weren't really doing the inspections, some were getting kickbacks and others were just lazy. I was fairly new there as a manager, and no matter how much you report it, the county does nothing, they keep their jobs and keep doing what they always did and you get blackballed.

Yep, bought a bad flip on our first home in Marietta 25 years ago. We were first time homebuyers and had no idea. Paid a hefty price for it as it was a complete money pit for us for the next 20 years until we sold it to an investor.

novice buyer here and somehow I avoided all of these things. so helpful Kelly, thanks!

@kellycohomes

Күн бұрын

thanks for your comment!

For the steep driveways, well, the land *west* of 75/85 is hillier than east of it (75/85 is parallel if not on top of the continental divide) , and even in that, northern is hillier than southern. So most of Cobb County and northwest Atlanta are hilly. Fulton County and southwest Atlanta and most points south are less hilly, but hilly enough that when you have a flat, you have to look a while for a flat place. East and south of that isn't as hilly because you're slowly approaching a river to the east and the fall line to the south and east. And, sometimes it snows, but ice is worse. Western Atlanta sees more issues when these two things happen.

@kellycohomes

Күн бұрын

Wow, thanks for the Topo lesson- I love when I learn from you guys!

very nice

Most people will omit, deflect, cover up, hide, etc. to make a sale. Hard to know if you can trust anyone involved in selling a property. Even she says she won't show a home that has the power lines close after it rains. So not to bring attention to them during a showing. So novice home buyers beware of them all.

@kellycohomes

Күн бұрын

I will show a home with a powerline in any weather but when it's my listing I pray they won't come during rain b/c of the snap crackle pop. And of course that's when showings happen :-) Thanks for your comment!

The child or toy reference was crazy 😂😂realtors are comedians too 🙌

One more, homes that are facing or backing a cemetery.

@KellyCoHomesAtlanta

Ай бұрын

Do you know traditionally I would agree with that. However, I just sold house in downtown Marietta that faced the national cemetery and all of the buyers loved it!

@srlee3350

Ай бұрын

At least it will be quiet. Hopefully 😅

@shaunphan9039

Ай бұрын

@@KellyCoHomesAtlanta wow, I'm surprised. That cemetery must be very well kept, like a memorial park.

@KellyCoHomesAtlanta

Ай бұрын

@@shaunphan9039 yes! Look it up - it’s the federal cemetery in downtown Marietta. It’s beautiful.

@kellycohomes

Ай бұрын

@@srlee3350 hahaha!

Just bought a historic house on Main Street in kennesaw. Walking distance to downtown amphitheater/ restaurants. Property is also an acre. Curious if you would consider this part of the “big road” issue? I assume not because it doesn’t feel that way (I understand your barret pkwy example) but just curious your thoughts.

Yep, the driveway hill in Kennesaw. That driveway was crazy.

@kellycohomes

Күн бұрын

thanks for your comment!

Funny you mentioned kids and driveways. I was showing client a really nice home and they loved it until their 9 yr old son ran full speed down the steep driveway into the cul-de-sac. 😂😂😂

Avoid Dryvit siding.

Omg yes steel driveways suck for vendors who can get stuck backing up wrong

I love a house that doesn’t have a large crawlspace or basement, easier to figure out flooding

My wife and I bought a home at the lowest point in a subdivision. We've had 2 sewer issues (1 major) because of "gravity", grease, toys and balls in the sewer system. Something to think about. Thank God the county footed the bill for gutting our entire 1st floor.

@kellycohomes

Күн бұрын

WOW. you ARE lucky the county paid for this! What county are you in?

@seantierre

10 сағат бұрын

@@kellycohomes We're in Paulding. We granted some favor because initially they were not but we had someone in our corner.

You listed the homes we should not buy in Atlanta. The houses you showed are what is available in the nicer areas. What is left? What kind of homes should we buy in Atlanta?

@kellycohomes

Ай бұрын

that's a great question. City proper or metro atlanta?

@WeLoveMeals

24 күн бұрын

@@kellycohomesmetro ATL. Thinking of Acworth area.

Those particular power lines are called transmission lines. And also don't buy a house next to a renter house as it almost guaranteed that they won't mow their lawn, play loud music, work on their car in the driveway or other property devaluing practices.

@kellycohomes

Күн бұрын

to avoid that you have to hope for the best or live in a n'hood that doesn't allow that. that can be hard to find depending on where you live! Thanks for your comment!

On the last one scrap your tail pipe. I didn't pull into the driveway while touring the house. I couldn't even park a moving truck into the drive way

@kellycohomes

Күн бұрын

thanks for your comment!

Single family homes that are built too close to each other. There might be a time when it is necessary to have a motor vehicle to access the back yard (like a tree removal service). Also, avoid a home where that has slow internet speeds (like DSL) or an ISP that has awful consumer ratings. Preferably, look for fiber optics service with at least 1 gigabit service.

@kellycohomes

Күн бұрын

good points. I recently sold 2 homes in the Rockmart area and they only had Starlink or a hotspot as internet options.

💯💯

I could compromise on a major road home with a wide turn around driveway.

@kellycohomes

Күн бұрын

thanks for your comment!

Good information I’m from Florida and thinking about relocating

@KellyCoHomesAtlanta

Ай бұрын

Nice! Have you narrowed down areas?

@bigaskewurbanrestaurantcri412

Ай бұрын

@@KellyCoHomesAtlanta Duluth or Marietta I work with Marriott hotels, and I will be transferring

@kellycohomes

Ай бұрын

Oh nice! A friend of mine works for JW Marriott. He lives in Cobb County. Will you go in everyday?

@bigaskewurbanrestaurantcri412

Ай бұрын

@@kellycohomes I’m an executive chef in Palm Beach County Florida looking for a position to transfer to ATL area buy 2025 I’m visiting July 16-18 to look around.

I won't buy a house on a street that does not have on street parking. It really helps calm the road down

Steep driveways are very dangerous. If for some reason you forget to put your car in Park , your car will roll down and kill someone. I knew someone that their pick up truck ran them over when he tried to stop his truck from rolling down. True story!

@kellycohomes

Күн бұрын

That's terrible!

I disagree with #4. Following that advice eliminates a lot of really well built homes in desirable areas of City of Atlanta, DeKalb, Gwinnett, Fulton and Cobb. You can, and should, get your crawlspace sealed or encapsulated. Those two solutions will eliminate moisture that can get up into the house.

@kellycohomes

Күн бұрын

You're right and I thought I mentioned that IF you buy a crawlspace get it encapsulated. the problem is that most homeowners DON'T do this. most homes I list/sell on crawlspaces are owned by people who rarely go down there. They are surprised when water is found in them and buyers freak out over any water in a crawlspace. there are A LOT of great crawlspace homes but they come with an additional expense when up keeping.

Sounds like all your buyers should avoid resales. if you expect everything to be perfect, buy a new home 😂 Even those have many problems, the way they put them up so quickly, and without Care.

@kellycohomes

Күн бұрын

You're right- many buyers need to manage their expectations but it's hard to find new unless you have $1m+ to spend or can go a little further out of the city.

Last but not least... avoid buying a house in or near the ghetto!

Check the flood zoning.

@kellycohomes

Күн бұрын

GREAT tip!

Yup and rodents mean snakes! Great helpers but eek!

How is this specific to Atlanta? I thought this video would be about things UNIQUE to Atlanta to avoid. I live in ATL btw.

@kellycohomes

Күн бұрын

All of these homes ARE in Atlanta, no?

Can you buy a house being on social SECURITY? Also , my credit score is good.❤

@KellyCoHomesAtlanta

Ай бұрын

Hi there and it depends. If the home that you want falls within the range that you can be approved for based on your monthly income, then yes, you can do it!

Are you familiar with Peachtree City homes?

@KellyCoHomesAtlanta

12 күн бұрын

I am. Do you live there or are you considering it?

Most flips are gray walls, or floors and silver handels and door knobs...the cookie cutter look everyone's using now.

@kellycohomes

Күн бұрын

I was in a GORGEOUS one yesterday with cedar beams and warm colors. but you're right- there is a prescription for success in every market and flippers want to make sure they are appealing to the masses.

Don’t buy a flip. As a roofer I have seldom seen worse work than a flip. Absolute garbage.

@kellycohomes

Күн бұрын

I think it's unfair to rule ALL flips out but you DO want to have a great inspector (and bring an experienced roofer out like yourself to inspect).

And the ice storms in Atlanta will leave your trapped on a steep drive

Pine trees around the house

@1879gym

7 күн бұрын

😂😂😂 then dont buy homes in Georgia

@confidentyardie6

6 күн бұрын

@@1879gym ok my neighbor

@kellycohomes

Күн бұрын

pine trees actually have a LONG root- I'm more afraid of the Big, old hardwood trees bc their root system is more shallow.

If you are buying in Gwinnett make sure you buy within the city limits of one of the those cities along the River…Peachtree Corners, Norcross, Duluth, Suwanee, Sugar Hill or Buford. You do not want to be in the County where the zoning decisions by the Democratic County Commission are killing those areas. They are allowing in multiple-family everywhere. Also, the quality of life is just better by the Chattahoochee.

@kellycohomes

Күн бұрын

those are great areas HOWEVER I would add Lawrenceville to your list. The downtown area is one of the best in metro Atlanta and many of the schools are excellent.

@porterosbournejr.5083

Күн бұрын

@@kellycohomes I don’t disagree about Lawrenceville but you are somewhat on an island if you live there. The area around Lawrenceville is not great and the schools are subpar compared to North Gwinnett and other school clusters in Gwinnett.

Wasn’t a fan of some of the imagery in this video…😔

@kellycohomes

Күн бұрын

I'm sorry but thanks for your comment!

You should thoroughly study your subject matter before you start offering advice.

@KellyCoHomesAtlanta

10 күн бұрын

I feel like I have after 26 years buying and selling homes. What did I miss?