Woodstock GA Real Estate Happenings…

January 23, 2011

Just listed: 5296 Wild Indigo Way, Acworth, GA 30102 for $199,900

Just listed: 5296 Wild Indigo Way, Acworth, GA 30102 for $199,900.

March 31, 2010

New Price! $135,000! Woodstock Ga, Townhome in River Park! 3 br, 2.5 ba, Hardwoods on Main, ALL Appliances Included! All Electric! Don’t Wait!

Michelle Miller, REALTOR® | Your GA Real Estate Expert! | RE/MAX Town & Country | michellemiller1@remax.net | 404.538.5396
618 Sweet Bay Ridge, Woodstock, GA
Beautiful Townhome! Move-in Ready! Many Upgrades & Larger Floor Plan w/Oversized Master! ALL Appliances Incl!
3BR/2+1BA Townhouse
offered at $135,000
Year Built 2005
Sq Footage Unspecified
Bedrooms 3
Bathrooms 2 full, 1 partial
Floors 2
Parking 1 Car garage
Lot Size Unspecified
HOA/Maint $95 per month


Must See! Great Cherokee County Schools! Awesome MasterPlanned Community. End Unit, Beautifully Upgraded!

*Equal Housing Opportunity! *Information herein deemed reliable, but not guaranteed. *Offer subject to change without notice. *Each RE/MAX Office individually owned & operated. Office #:770.928.4966

see additional photos below

– Central A/C – Central heat – Fireplace
– Walk-in closet – Hardwood floor – Tile floor
– Family room – Breakfast nook – Dishwasher
– Refrigerator – Stove/Oven – Microwave
– Washer – Dryer – Laundry area – inside
– Balcony, Deck, or Patio – Yard


– Business center – Clubhouse – Fitness center
– Swimming pool(s) – Tennis court(s) – Playground


– Desired River Park Community Close to I-575, Shopping, Restaurants, Schools & More!
– Swim, Tennis, Fitness Center, Panoramic Views, This Community has it’s own Fire Dept!
– All Electric! No Costly Gas Bills!
– Beautifully Upgraded w/Hardwoods on Main, Ceramic Tile in Baths & Laundry Room!
– Professionally Installed 2″ Blinds
– Upgraded Refrigerator, Stove/Oven, Built-in Microwave, Dishwasher AND Washer & Dryer INCLUDED!
– Great Open & Flowing Floor Plan w/Powder Room on Main!
– Upgraded Cabinets! Oversized Master Suite w/Trey Ceiling! Huge!
– Don’t Miss This One!
– View the Virtual Tour: http://www.bestgahomes4sale.com/Listing/VirtualTour.ashx?listingid=1251563
– Or Visit my Web Site: http://www.bestgahomes4sale.com

Photo 1

Photo 2

Photo 3

Photo 4

Photo 5

Photo 6

Double Vanity in Guest Ba

Large Master w/Trey Clg.

Open & Flowing Plan

End Unit w/Addt’l Patio!

Welcome Home!
Contact info:
Michelle Miller, REALTOR® | Your GA Real Estate Expert!
RE/MAX Town & Country
GA #255537
For sale by agent/broker

powered by postlets Equal Opportunity Housing
Posted: Mar 31, 2010, 8:43am PDT

New Price! $149,900! Spacious Acworth, GA Home w 3 br, 2.5 ba, Remodeled Kitchen w Granite!

Michelle Miller, ABR, REALTOR® | RE/MAX Town & Country | michellekmiller@comcast.net | 404-538-5396
2930 Cedar Mill Drive, Acworth, GA
Move in Ready! Updated Kitchen with Granite! Spacious & Open Home with Over Half Acre Lot!
3BR/2+1BA Single Family House
offered at $149,900
Year Built 1988
Sq Footage 2,352
Bedrooms 3
Bathrooms 2 full, 1 partial
Floors 3
Parking 2 Car garage
Lot Size .5827 acres
HOA/Maint $0 per month


Move in Ready! You will love this home! Spacious with Over Half Acre Lot. Recently Updated Kitchen with Granite Counter-tops, Tile Floor, Pantry, Dishwasher, Gas Stove/Oven, Breakfast Area, Breakfast Bar & More! Large, Open Family Room with Vaulted Ceiling & Stone Fireplace with Gas Starter. HUGE Bonus Room with Half Bath -Great for Den and RecRoom! 3 Nice Sized Bedrooms Upstairs! Patio & Deck Overlook Large Backyard with Outbuilding for Storage of your Lawn Equipment! *Very Close to Lake Allatoona, Boat Ramps, Marina’s, Picnik and Beach Areas!

New Roof, Carpet, Paint & More! Come see!

*Equal Housing Opportunity. *Information herein deemed reliable, but not guaranteed. *Offer subject to change without notice. *Square Footage was obtained from property tax records and is not guaranteed. *Each RE/MAX office is individually owned & operated.

see additional photos below

– Central A/C – Central heat – Fireplace
– High/Vaulted ceiling – Family room – Bonus/Rec room
– Office/Den – Dining room – Dishwasher
– Stove/Oven – Granite countertop – Balcony, Deck, or Patio
– Yard


– Garage parking


Photo 1

Photo 2

Photo 3

Photo 4

Photo 5

Photo 6
Contact info:
Michelle Miller, ABR, REALTOR®
RE/MAX Town & Country
GA #255537
For sale by agent/broker

powered by postlets Equal Opportunity Housing
Posted: Mar 16, 2010, 9:00am PDT

March 13, 2010

216 Paul Cagle Drive, Waleska, GA | #185,000 | 4 Bds, 2.5 Baths

Spacious Cape Cod Style Home in Waleska, GA. 3+ Beds & 2.5 Baths plus Huge Bonus Rm, Master on Main, Kitchen Level Garage with Auto Door Opener, Hardwood Floors, Privacy Fenced Backyard, Large, Full Basement & More! Lots of Closet Space! Visit http://www.bestgahomesforsale.com for more information or contact Michelle Miller at 404.538.596.

*Equal Housing Opportunity. *Information herein deemed reliable, but not guaranteed. *Offer subject to change without notice. *Each RE/MAX Office is individually owned & operated.

March 10, 2010

Selling Tips: Get your home ready to SELL!

Tips to get your home ready to SELL!

Homes typically sell by emotion (with the exception of investment properties obviously) and how a home looks and feels to a buyer is the difference between a sale and NO sale. You don’t need to spend a lot of money or have fancy designer labels. It is about simplicity, a lack of clutter and getting rid of the extra “stuff” that blocks the flow of positive energy in our minds and in our homes. It’s about furniture, windows and door placement to allow light and a correct inviting flow that makes you so comfortable in a home that you want to stay awhile. Or better yet, buy it for top dollar. Honey Stop The Car! Ever had that feeling where a home captured your attention so strongly that you stopped your car to immediately call the realtor right then! This is the dream of every seller and realtor because when this kind of excitement happens the house is SOLD. Here are some tips to make your home simply irresistible too. 


  •  Curb appeal is fundamental. Grass cut, edged, bushes trimmed, NO weeds; flowers, flowers, and more flowers
  • Driveways clean, mailbox straight, trash bins out of sight
  • Porch clean, round or oval pots of blooming flowers, weather permitting
  • Front path clean with flowers along the way
  • A new doormat, preferably black – semicircle or oval is ideal
  • Front door should be immaculate, fresh coat of paint or varnish, kick plate bright and shining
  • Remove all “NO Solicitors and Do Not Disturb signs.
  • Address numbers visible from across the street
  • Doorbell that sounds gentle, not jarring. Solid threshold, shiny, firm doorknob
  • Front door lock and key that work easily


  •  Clean, Clean, Clean (fresh smelling) Home! Baseboards are a tale-tale sign of a dirty (sometimes neglected) home. Don’t forget to deep clean ALL appliances (inside/outside and areas surrounding: stove/oven, microwave & refrigerator, areas around furnace/hot water heater… even air compressor outside!) 
  • Fresh flowers or good looking silk flowers in entry and on dining room table
  • Remove dying plants or empty pots
  • Remove all excess furniture –roomy and spacious feeling is most important
  • Clutter is your worst enemy – rent a storage unit for excess, if necessary
  • Fresh paint where needed is the sellers best investment
  • Clean (odor free) or new carpet
  • 3 to 5 accessory items on kitchen and bathroom counters; all else removed
  • Pay attention to art work…neutral is best (no negative, sexual or violent images. No dead trophy animals)
  • Position furniture to invite guests inward-nothing blocking forward movement or doorways
  • Toilet lids down! Pet dishes out of sight and cat boxes outside

         If you are planning to buy or sell a home and would like help or more information, please contact me at 404.538.5396 or michellekmiller@comcast.net.  I’m always happy to help!

Search all Ga homes listed on FMLS and GA MLS! 


Michelle Miller, ABR® , REALTOR®
Direct: 404.538.5396
Email: michellekmiller@comcast.net
Web: www.bestgahomesforsale.com

REMAX Town & Country
14205 Highway 92, Suite 109
Woodstock, GA 30188

Being your REALTOR® is my full time job! 

March 7, 2010

Just listed: 107 Kimberlys Way, Jasper, GA 30143 for $299,900

Just listed: 107 Kimberly’s Way, Jasper, GA 30143 for $299,900.

May 12, 2009

Appr Short Sale* Buyer’s Loan Fell Thru at Last Min! LakeFront Luxury Hm in Desired Hickory Flat Area of Canton! 6 Br/5.5Ba

Buyer’s Loss is Your GAIN! Fabulous Property! 4+ Acres! In-ground, Heated & Saltwater Pool! Slate, Granite, HUGE Executive Home overlooks Lake! Short Sale was approved and ready to close! All the hard work and waiting is done, just need approval letter based on new (your) contract! Quick Closing, but MUST have contract within 30 days!! Literally a few Minutes to Alpharetta! Best Schools! Call Agent! 404-538-5396! Don’t wait!

Michelle Miller, ABR®, REALTOR® | RE/MAX Town & Country | michellemiller1@remax.net | 404-538-5396
110 Hawks Bend, Canton, GA
It’s your lucky day! Back on Mkt! Buyers loan fell through! Short Sale Approved!* Custom Designed Luxury Home | Over 3.5 LakeFront Acres w/Pool, Hot T
6BR/5.5BA Single Family House
offered at $699,900
Year Built 2005
Sq Footage 1
Bedrooms 6
Bathrooms 5 full, 1 partial
Floors 2
Parking 3 Car garage
Lot Size +3.5 acres
HOA/Maint $0 per month


It’s your lucky day! Back on Mkt, Buyer’s Loan fell through! Short Sale Approved*!!! Elegant. Luxurious! Welcome Home! Almost 4 Acre LakeFront & Private Culdesac Lot. | Spacious Home Six Bedrooms, Five Full and One Half Bath | Open & Flowing Floor Plan. Every Upgrade & Extra Imaginable. | ***Price reflects short sale. (Lender must approve sales price and terms of contract.) INCREDIBLE Opportunity! Check comps & assessed value! |*Equal Housing Opportunity. *Information herein deemed reliable, but not guaranteed. *Offer subject to change without notice. * Each RE/MAX office is individually owned & Operated.
see additional photos below

Central A/C Fireplace High/Vaulted ceiling
Walk-in closet Hardwood floor Tile floor
Family room Bonus/Rec room Office/Den
Dining room Breakfast nook Dishwasher
Refrigerator Stove/Oven Microwave
Granite countertop Stainless steel appliances Attic
Basement Laundry area – inside Balcony, Deck, or Patio
Yard Swimming pool Jacuzzi/Whirlpool


Highly Acclaimed Hardi Plank Siding with Brick Accents & Water Table
Professionally Designed Landscape with Irrigation System that Pulls from the Lake
Gorgeous Lake Views and Over 200′ of Lake Frontage
Outdoor Oasis! Heated In-ground Saltwater Pool, Hot Tub & Gas Log Fireplace
Quality Trex Decking on Front Porch, Covered and Uncovered Decks
Rich Trim & Molding and Custom Designed Lighting Enrich This Home’s Beauty
Mud Room and Lrg Laundry Room Feature Slate Flooring and Tongue & Groove Walls
Comfortable Master Suite with His & Hers Walk-in Closets & Lake View
Luxurious Master Bath w/Large Slate Shower & Jetted Tub, Slate Floor, His & Hers GraniteTop Vanities
Gorgeous Pool and Lake Views from Tub!
Oversized Secondary Bedrooms with Abundant Closets
Finished Terrace Level with Den, Spacious Rec Rm, Built-ins, Bedroom, Bath & Lrg Pool/Linen Closet
Unfinished Area Studded & Stubbed for Kitchen, Dining and Additional Bedroom
Quality Construction & Pride in Ownership Shows Throughout
Your Very Own Batting Cage Overlooking the Lake!
Additional info: http://michellemiller2.point2agent.com/Listing/VirtualTour.ashx?listingid=172705
Visit my website: http://www.bestgahomes4sale.com
View Virtual Tour: http://marketing.remaxdesigncenter.com/6759/603970/index.ipv

Quality Exterior

Your Very Own Oasis

View from Your Tub

Gourmet Kitchen

View to Keeping Room

Welcome Home!
Contact info:
Michelle Miller, ABR®, REALTOR®
RE/MAX Town & Country
For sale by agent/broker

powered by postlets Equal Opportunity Housing
Posted: May 11, 2009, 8:02pm PDT

March 4, 2008

Determining List Price & Market Value in Georgia

Georgia Homeowners!  Do you understand how your home’s market value is determined?  Realtors/Appraisers will look for properties in your neighborhood that are comparable to yours that have sold within the last year.  There are lots of general factors that are considered such as:

  • bedroom count
  • bathroom count
  • style (1 story, 2 story, split level or split foyer)
  • garage; drive under, kitchen level, 1 car, 2 car, 3 car
  • basement, is it finished?
  • does the basement have a bedroom/bathroom, 2nd kitchen?
  • lot size/topography
  • approximate square footage
  • sales price
  • days on market
  • pool; in-ground, above ground
  • lake view and/or lake frontage
  • mountain views
  • golf course lot/view

The following is with regard to the resale of older homes, which is what I have had the most questions about within the last couple of years. Feel free to comment or ask me questions if your circumstances differ or if you need additional information with regard to the type/age of homes I mention here.

A big factor considered is market condition.  Does your home conform to the condition of the homes that have sold within your community?  Perhaps the only homes in your neighborhood that have sold within the last year are the same floor plan as yours, were built in 1988 just like yours, they have finished basements just like yours, however the owner’s updated their kitchens, new appliances, new double paned windows, installed new granite counter tops, hardwood floors throughout, new paint throughout, new roof, new gutters, new HVAC, updated the master bath, new exterior paint – but your home looks exactly how it did when you purchased it in the late 80’s. This would be a good indication that your home is not in market condition and would not sell for nor appraise as high as the aforementioned homes. 

Let’s say that the homes that sold within the last year in your community hadn’t been updated and were in the same condition as yours; your home would be in “market condition” and should sell/appraise at current market value which is established by the aforementioned homes!

The other side of this is “over improvement”!  You need to find a great Realtor to advise you as to what would be over improving for your neighborhood.  Granite counter-tops for instance! Gorgeous! Everybody I have talked to seems to want them, however they are very costly.  This may make your home more appealing to Buyer’s however, will you get out of them what you paid?  Talk to your Realtor!  This would differ with new construction with granite being typical for the neighborhood.  It could hurt your resale not to have them since your competition would.

Find out what will make your home sell faster with the highest return and what improvements will end up costing your more than your return.  Base your updating choices on the results. 

Don’t OVERPRICE!  Very important! There’s a difference between giving yourself some negotiating room and overpricing your home! I definitely recommend having some room to negotiate!  Were you aware that the majority of your showings will come from agents who found your home for their Buyer(s) in MLS?  When I work with Buyer’s, I show them neighborhood sales that closed within the last year.  We will compare these homes/sales to the homes that my client wants to see. This is typical practice for Buyer’s Agents. (You should receive a CMA (comparative/competative market analysis) from Listing Agents whom you interview to list your home. This will most likely have the same “comps” a Buyer’s Agent uses to help her Buyer determine what to offer for your home.) Also, something to consider is your photos in MLS and FMLS!  If a buyer sees that other homes in your community appear to be better maintained, more updated and your price is comparable to those and appears to be dated – you might lose Buyer activity since the Buyer’s might feel that your home is overpriced based on the photos of the comparable listings.  Your Realtor/Listing Agent should show you active listings in your community (within interior photos and sometimes virtual tours) to give you insight into your competition, which gives you a good idea of improvements or changes you need to make to your home or  how to adjust your list price.  When interviewing listing agents, ask them if they have previewed competing properties.  This is important when establishing market condition and if the home is truly comparable to yours.  I,  personally tour comparable homes prior to our consultation so as to give you an educated opinion of your market condition and market value.  Remember: Buyers may decide that they do not want to see a home that appears dated or unkempt if your interior photos show that your home is dated, but your price is the same as the comps of the homes which were updated!  However if your home was priced to reflect it’s needs, agents as well as Buyers may see your home as a “find” (a diamond in the rough) and you may have more activity than you can handle and you may get lots of offers! 

My recommendation to you is this; take a look at the comps your Realtor presented to you for your neighborhood. Get estimates for making the changes that were made to the comparable properties, calculate this considering your payoff, fees associated with selling your home combined with the estimated market value of the comparable properties provided by your Realtor.  This will let you know if  your return will be worth the time, energy and expense to make the changes.  Your Realtor will be happy to help you with this.  Keep in mind that updated, freshly (neutral) painted, well maintained homes with good curb appeal show and sell much faster for better return than homes that look like they need TLC.  If you do decide that it is in your best interest to sell your home without making the aforementioned changes (or if your home doesn’t need these changes), I can give you some helpful hints to make your hope look it’s best, make it more appealing to buyers, appear to be more updated, and we can adjust your sales price based on it’s remaining differences from the comparable properties. However, there are Buyers out there who would rather buy a home for less money and fix it up the way they want it!  My experience with this has been that these buyers will typically try to get you to come off your already adjusted price as much as they can just because the repairs/replacements seem so overwhelming. The opposite of this situation is an important factor as well.  If the homes that have sold in your community have not been “rehabbed’ you want to be careful not to “over improve” because you want to be able to get a return for your improvements.  Please talk to your Realtor before making big (expensive) changes to your home so he/she can advise you as to what is in your best interest.  It is completely up to you as to how we will market your home. I am here to help you decide what best suits YOUR needs!

Determining your home’s market value is an important part of SELLING your home, just as using neutral paint colors, remembering that you are trying to entice a high volume of Buyer’s, not just people with your decorating taste. FIND THE RIGHT REALTOR who will be honest with you about your value and your home’s condition, will recommend changes to attract a wide range of buyers and who doesn’t just tell you what you want to hear. Make sure that he/she is knowledgeable in YOUR market area and has an awesome plan for marketing your home getting it the most exposure possible.

Life is Good!
Kindest Regards, Michelle Miller, Realtor (404.538.5396)

Service Areas: Acworth, Alpharetta, Ball Ground, Cartersville, Canton, Dallas, Euharlee, Hiram, Holly Springs, Kennesaw, Marietta, Milton, Powder Springs, Vinings, Waleska, White, Woodstock.

RE/MAX Town & Country (770.928.4966)

*Each office individually owned & operated. *Equal housing opportunity.