Inside Georgia Real Estate | Clearly Georgia

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Jun 2026

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Inside Georgia Real Estate Saturdays · 1 pm to 2 pm · WSB Radio Inside Georgia Real Estate is your weekly guide to what is really happening in Georgia’s housing market. Host Deborah Morton from The Agency has managed hundreds of millions of dollars in real estate transactions and brings that real-world experience straight to you on air. This show is for you if you are : · Owning a home and trying to make smart equity decisions · Thinking about buying your first or next home · Planning to sell and want to time and price it right · Considering refinancing or leveraging your current property · Curious about where the Georgia market is heading next Each week , Deborah breaks down: · Interest rates and what they mean for your monthly payment · Market shifts in Atlanta and across Georgia · New laws, contracts, and lending updates that impact your bottom line · Strategies to win in a competitive market · Real stories and lessons from recent deals No hype. No guesswork. Just clear, practical insight so you can move with confidence in Georgia real estate.

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June 13, 202615 min

Inside Georgia Real Estate — Pricing, Affordability, PITI, Insurance, HOAs

Inside Georgia Real Estate — Pricing, Affordability, PITI, Insurance, HOAs Host: Deborah Morton | Expert: Deborah Morton, Founder & CEO, Clareo Group Contact:- insidegeorgiarealestate.com Instagram: @theagency.atlanta - @insidegeorgiarealestateOverviewDeborah Morton tackles the affordability crunch hitting metro Atlanta, where the math just does not add up for many buyers and move-up sellers. She walks through the full cost of a mortgage using the PITI framework, then spotlights the two costs people overlook: rising property taxes and climbing homeowners insurance. She closes with HOA fees and new Georgia legislation arriving in 2027.Key TakeawaysAffordability, not price alone, is stalling buyers and move-up sellers across metro Atlanta.A monthly payment is PITI: principal, interest, taxes, and insurance, plus HOA costs.Lenders cannot give real monthly numbers until you have a property under contract, since taxes vary by county and city.Tax assessments finally caught up after rapid appreciation, with some areas up 18 to 20 percent in 2022 and 2023 versus a historic 4 percent yearly average.Georgia homeowners insurance is rising fast, and no insurance means no mortgage.Roofs need full replacement value coverage, so older roofs can block financing.HOA fees keep climbing through monthly dues, initiation fees, and one-time assessments.Caller Q&ANo live callers this episode. Deborah shared a personal example: her 30-year-old community split a $10,000 pool resurfacing bill across 50 homeowners through several assessments.Looking AheadNew Georgia legislation effective in 2027 will require HOA management to register with the Secretary of State, around a $150 fee. Treasurers must file financial reports and meeting minutes for transparency. This adds oversight on out-of-control HOAs but also adds cost, so dues are expected to keep rising.Practical TipsFor OwnersVerify your current tax assessment and budget for possible increases.Confirm your roof meets full replacement value standards before listing.Plan for HOA assessments, not just monthly dues.For BuyersModel your full PITI plus HOA, not just the loan amount.Get a homeowners insurance quote early, since coverage gaps can kill financing.Keep room in your budget for retirement, travel, and kids' activities so you are not house poor.

May 31, 202636 min

Agent vs. Realtor vs. Broker: Squatters, HOAs & Why Education Matters in Georgia Real Estate

Deborah Morton of The Agency Atlanta joins Dave Baker for a wide-ranging conversation on Inside Georgia Real Estate, breaking down the distinctions that every Georgia homeowner, buyer, and seller should understand.In this episode:- Real Estate Agent vs. Realtor vs. Broker: What the titles actually mean in Georgia, why the Realtor trademark matters, and how the Georgia Association of Realtors' code of ethics raises the bar.- Designations & Training: Deborah explains her Seller Representation Specialist (SRS) and Real Estate Negotiation Expert (RENE) designations and why ongoing education protects consumers.- Why Licensing Standards Should Be Higher: Deborah advocates for stronger pre-licensing education, especially around contracts that Georgia agents use every day.- The Market Today: Rising inventory, mortgage rate volatility, affordability pressure, and average days on market climbing from under 30 to 40-70 depending on the community.- Caller Q&A: Richard in Cumming asks about the role of the broker and the escalation process when issues arise in a transaction.- A Cautionary Tale: How an agent using the wrong termination form cost a buyer their earnest money - and why oversight matters.- Squatters in Georgia: New 2025 legislation finally gives law enforcement authority to remove unlawful squatters, plus a real story from a recent closing.- HOA Reform: Georgia's new requirement that HOAs register annually with the state, what it means for small and self-managed associations, and the balance between property values and homeowner autonomy.- Permits & Renovations: Susan in North Druid Hills asks about adding an in-law suite coffee bar - Deborah and Dave talk permits, plumbers, electricians, and why multi-generational living is the most requested feature in today's market.Connect with us:Website: InsideGeorgiaRealEstate.comListen on Apple Podcasts and SpotifyFollow on YouTubeWeekly Buyer (and Seller) Webinar: Thursday at 6:15 PM - register at InsideGeorgiaRealEstate.comHave a question for Deborah? Send a message through InsideGeorgiaRealEstate.com - she answers them all.

May 25, 202632 min

Unlock Your Home Equity: Create a Resort-Style Staycation with Outdoor Living Spaces

On this Memorial Day weekend edition of Inside Georgia Real Estate, host Shelly is joined by Deborah Morton, owner of The Agency Atlanta, and special guest Scott Chatham of Chatham Landscaping Services to talk about how Atlanta homeowners can tap into record-high home equity to enhance their current homes rather than move.With affordability challenges, volatile interest rates, and many homeowners locked into low mortgage rates, more people are choosing to stay put longer. Deborah and Scott explain how investing in outdoor living spaces, patios, pergolas, fireplaces, fire pits, and landscape design can extend your usable square footage, boost enjoyment, and increase resale value when done right.What You Will Learn in This Episode:- Why homeowners are sitting on record amounts of equity and how to leverage it- How outdoor living spaces add value and desirability to your home- The difference between curb appeal upgrades and full outdoor renovations- What pervious vs. impervious surfaces mean and why permits matter in metro Atlanta- How easements can impact your landscaping and future sale- Why hiring a licensed landscape architect or designer is critical- Budget-friendly ways to create a resort-style backyard- The importance of flow and accessibility from indoor to outdoor spaces- A cautionary real estate story about why hiring the right professionals mattersResources Mentioned:- Inside Georgia Real Estate: insidegeorgiarealestate.com- Free Home Report Card download available on the website- Bi-weekly Thursday evening webinars on buying, selling, and sale contingencies- Chatham Landscaping Services: chathamlandscapes.com- Contact Scott directly: schatham@chathamlandscapes.comWhether you are thinking about selling next year or planning to stay in your home for the long haul, this episode gives you practical guidance on how to make your home work harder for your lifestyle and your future equity.A special Memorial Day shout out to all veterans and military families. Thank you for your service and sacrifice.

May 25, 202633 min

Georgia's New Property Owner Bill of Rights: What HOA Reform, Mortgage Rates, and Tax Changes Mean for You

Big changes are here for Georgia homeowners. On this episode of Inside Georgia Real Estate, host Shelly and Deborah Morton, owner of The Agency Atlanta, break down the newly passed Georgia Property Owner Bill of Rights (often called the HOA Law) and what it means for homeowners, sellers, buyers, and community associations across the state.Deborah explains the new requirement that all HOAs register with the Georgia Secretary of State, the limits placed on HOA foreclosure power, and the new transparency rules around financials and fees. She also shares real-world stories about how HOA clearance letters can derail closings and why every homeowner needs to stay informed about their association.The conversation then shifts to the broader political and economic landscape impacting Georgia real estate, including the new Fed Chair Kevin Warsh, mortgage rate forecasts, Governor Kemp's tax relief efforts, the gas tax rollback, and how regulation is adding 20 to 25 percent to the cost of new construction.What You Will Learn in This Episode:- Key provisions of Georgia's new Property Owner Bill of Rights- Why every HOA must now register with the Secretary of State- How HOA clearance letters can hold up your home sale- What happens to small, voluntary, and older homeowner associations- Property tax updates, senior exemptions, and the homestead exemption- How New York's luxury second-home tax could impact Atlanta and North Georgia- The latest on mortgage rates and what to expect under the new Fed Chair- How permanent rate buy downs and seller concessions are helping buyers close- Why Atlanta is ranked 4th in the nation for job growth and what it means for housing- How rental supply compression may push rents higher over the next few years- Tips for sellers on photo quality, presentation, and collaborative open housesCaller Highlights:- Greg in Douglasville on dissolved community associations and voluntary HOAs- Joe on second-home taxes and government overreachResources Mentioned:- Inside Georgia Real Estate: insidegeorgiarealestate.com- Free Thursday evening buyer webinars (Zoom) - register via the website- Blogs explaining the new HOA law in plain language- The Agency Atlanta brokerage servicesWhether you are buying, selling, or simply trying to understand how new legislation affects your home and community, this episode delivers the clarity and data-driven insight you need to make confident real estate decisions in today's market.

May 25, 202631 min

Inside the Georgia Legislature: HB 406 HOA Reform, Tiny Homes, Eminent Domain & the Cost of Regulation with Jeff Ledford

On this Mother's Day weekend edition of Inside Georgia Real Estate, host Shelly and Deborah Morton, owner of The Agency Atlanta, welcome special in-studio guest Jeff Ledford, External Affairs Officer for the Georgia Association of Realtors. Jeff pulls back the curtain on the legislative side of real estate and explains how policy at the Gold Dome directly impacts homeowners, buyers, sellers, and entire communities across Georgia.From House Bill 406 (the Homeowners Bill of Rights) to tiny home legislation, eminent domain protections, permitting reform, wholesaler crackdowns, and home inspector licensure, this conversation covers the most important real estate policy issues facing Georgia today.What You Will Learn in This Episode:- The difference between state real estate licensure and the Georgia Association of Realtors- Why standardized GAR contracts protect Georgia consumers (and why other states struggled with the NAR class action issues)- A full breakdown of House Bill 406 and what HOA registration with the Secretary of State means for condos, POAs, and covenant communities- How HOA clearance letters can stop a closing and what homeowners need to do to stay ahead of fines and penalties- The pros and cons of homeowners associations and how they impact property values- Tiny home legislation, multi-generational living, and the affordability crisis- Georgia's strong eminent domain protections under HB 434 and Title 22- How Senate Bill 447 shortened permitting timelines (45 days to approve or deny, 15 days on resubmittals)- Why over 27 percent of a new home's cost comes from government regulation- Wholesaler transparency, consumer protections (SB 90 and HB 1292), and the push for home inspector licensure- Why appraisers and home inspectors serve very different purposesCaller Highlights:- Charles in Thomaston on subdividing and selling part of his 18-acre property- Ray on eminent domain and the Kelo v. New London concernsCommunity Spotlight:- Smoke on the Lake BBQ Festival at Logan Farm Park in Acworth, hosted by the North Cobb Rotary Club, featuring Finley Roofing on the grillResources Mentioned:- Inside Georgia Real Estate: insidegeorgiarealestate.com- Georgia Association of Realtors- The Agency Atlanta- House Bill 406, House Bill 434, Senate Bill 447, Senate Bill 90, House Bill 1292Happy Mother's Day to all the moms out there. Get out, meet your neighbors, get involved in your community, and tune in next Saturday for more Inside Georgia Real Estate.

May 25, 202632 min

The Affordability Equation: First-Time Buyers, Taxes, Insurance & Why Great Photos Sell Homes

On this episode of Inside Georgia Real Estate, host Shelly and Deborah Morton, owner and broker of The Agency Atlanta, dig into the real numbers behind affordability in today's Georgia market and why first-time buyers are being squeezed out, even as inventory grows.Deborah shares an inside look at an affordable housing project she is working on in Cherokee County near Woodstock, and unpacks the hidden costs (beyond mortgage rates) that are killing deals: rising property taxes, skyrocketing homeowners insurance, HOA fee increases, and PMI requirements. She also explains why the average first-time buyer is now 40 years old, why fewer than 20 percent of buyers are first-timers, and how home ownership remains the single most powerful driver of generational wealth in America.The conversation also dives into the lock-in effect (homeowners now staying 11 years on average), bridge loan and buy-before-you-sell programs like Orchard and Open Door, and a candid look at why poor listing photography is hurting both sellers and buyers in today's market.What You Will Learn in This Episode:- How to actually define affordable housing and why it matters- Why first-time buyer age has climbed to 40 nationally- The hidden cost stack: taxes, insurance, HOA dues, and PMI- Why homeowners insurance has spiked in Georgia and the drone overflight legislation- The lock-in effect and why homeowners are staying put 11+ years- Cash buyers, resale buyers, and the shrinking first-time buyer segment- How to evaluate buy-before-you-sell and guaranteed offer programs (the fine print matters)- Why average days on market has climbed past 40 days in Atlanta- The truth about iBuyer repair estimates and cookie-cutter renovations- Why professional listing photos, floor plans, and video walkthroughs make or break a sale- The cooperative nature of real estate and why both agents need to be skilledCaller Highlights:- Anne in Roswell on buy-before-you-sell and bridge loan programs- Hank in Buford on uncontrolled growth, traffic, and zoning in metro AtlantaFree Resources Mentioned:- Home Report Card download at insidegeorgiarealestate.com- 15 Questions to Interview a Real Estate Agent guide- The Agency Atlanta brokerage servicesWhether you are a first-time buyer trying to crack into the market, a homeowner weighing your next move, or a seller wondering why your listing is not getting traction, this episode gives you the data, strategy, and professional insight you need to navigate today's Georgia real estate market with confidence.

May 25, 202630 min

Navigating a Flat Spring Market: Stacked Sale Contingencies, 50% Contract Fallouts & How to Stand Out

Welcome back to Inside Georgia Real Estate with Deborah Morton, owner and broker of The Agency Atlanta. In this episode, Deborah and host Shelly break down the flat spring 2026 Georgia real estate market and what buyers, sellers, and agents need to do differently to actually get deals across the finish line.Deborah explains why March was being compared to the early 1970s in terms of transaction volume, why foreclosures are not looming despite the headlines, and how longer days on market (45 to 60+ days in many areas) combined with flat 1.5 to 4 percent price appreciation are reshaping buyer and seller behavior. She also walks through stacked sale contingencies, including a real four-deep domino deal her team is currently managing, and explains why nearly 50 percent of sales contracts are falling apart nationally.The conversation covers pricing strategy, presentation, curb appeal, the Home Report Card tool, and how to position your home to be the outlier in your neighborhood when there are only so many buyers to go around. Deborah also tackles a caller question from Ally in Cobb County about whether to take a cash offer or refinance her mother's home, and explores when home equity lines of credit, aging-in-place modifications, or investor cash offers actually make the most sense.What You Will Learn in This Episode:- Why the spring 2026 market is flat but not falling- How to position your home as the outlier in a competitive neighborhood- The two reasons contracts fall apart: financing and condition- How stacked sale contingencies work and why communication is everything- Why buyers (not sellers) are typically the ones walking away from deals- When a cash offer beats a traditional listing (and when it does not)- How to use home equity for aging-in-place modifications- Why some Atlanta pockets (like Milton) are still seeing 100 to 102 percent of list price- How schools, condition, and presentation drive pricing power- The art of identifying the ideal buyer for hard-to-sell homes- Why convenience always has a cost in real estateCaller Highlight:- Ally in Cobb County on whether to take a cash offer or refinance her mother's homeCommunity Spotlight:- Smoke on the Lake BBQ Festival, May 8th and 9th at Logan Farm Park in Acworth, hosted by the North Cobb Rotary Club, with a free community concert, chicken wing contest, and family-friendly activitiesFree Resources Mentioned:- Home Report Card download at insidegeorgiarealestate.com- The Agency Atlanta brokerage and agent training resources- Agent coaching available - send Deborah a message via the websiteWhether you are preparing to list, getting nervous about buying, or simply trying to understand today's complex Georgia market, this episode delivers the strategy, perspective, and practical guidance you need to make confident decisions.

April 12, 202631 min

HOA Reform (SB 406), Surveys, Active Adult Living & Caller Q&A

Happy 404 Day and Happy Easter! Deborah recaps last week's elder law episode and dives into Georgia Senate Bill 406, the new HOA reform law. She explains what it does and does not fix, flags hidden HOA fees that surprise sellers at closing, and fields a full board of caller questions on property surveys, choosing the right agent, local zoning rules for college renters, and the appeal of active adult communities for those ready to simplify their lifestyle.Timestamps00:34 Show open, Happy Easter, and recap of last week's elder law episode03:53 Senate Bill 406: Georgia's new HOA reform law explained07:19 What SB 406 fixes and where it falls short for everyday homeowners10:12 HOA clearance letters, hidden transfer fees, and junk fees at closing14:00 Caller Q&A: Bob on choosing an experienced, relatable agent17:30 Caller Q&A: Jennifer on property surveys, easements, and boundary disputes21:00 Condo buying pitfalls and why you need a specialist22:30 Active adult living: lifestyle benefits and the lock-in effect25:00 Caller Q&A: Sharon on zoning and college renters next doorTop TakeawaysSenate Bill 406 creates a hearing officer process for HOA disputes but does not establish a full oversight board. It takes effect January 2027.HOA clearance letters are required at closing. The fees are often undisclosed and fall squarely on the seller.Transfer and initiation fees from HOAs should be confirmed before listing to avoid closing day surprises.Property surveys are negotiable between buyer and seller. Sellers of vacant land should have one ready to support pricing.If you already own a survey, you are protected against boundary encroachment without extra legal cost until an issue arises.Active adult communities simplify maintenance but come with monthly HOA fees that replace your individual upkeep costs.Caller Q&ABob, Dallas/Cobb: Requested a seasoned male agent he could relate to. Deborah affirmed the importance of working with someone who understands your life stage and goals and offered a personal referral through The Agency Atlanta.Jennifer: Asked who pays for a property survey. Deborah explained it is negotiable and recommended sellers of land have one ready. Her existing survey already protects her boundary rights.Sharon, North DeKalb: Reported a neighbor renting to four college students causing noise. Deborah pointed her to local zoning ordinances that may cap unrelated occupants in single-family zones.Action Steps For OwnersCall your HOA or property management company now to confirm transfer fees, initiation fees, and clearance letter costs before you list.If selling land, invest in a current survey to support top-dollar pricing and buyer confidence.Review SB 406 details to understand your new rights starting January 2027.For BuyersRequest a copy of HOA covenants and restrictions before making an offer. Read them carefully.If buying a condo, work with a condo specialist to navigate the extra layers of fees and association rules.Active adult communities offer simplified living. Compare total monthly costs against your current maintenance spending.

April 12, 202632 min

Elder Law, Probate, Transfer on Death Deeds & Estate Planning

Deborah welcomes elder law attorney Josh Nelson to cover the legal side of real estate that trips up families most. They discuss wills vs. trusts, Georgia's new transfer on death deed, joint tenancy pitfalls, and why estate planning matters before selling. Callers bring real scenarios from investor offers to VA benefits and fraudulent guardianships.Timestamps00:34 Show open and guest introduction02:35 What is elder care law and when do you need an attorney?04:53 Probate explained: Georgia does not auto-transfer property to a spouse09:12 Risks of adding children to a deed and accidental disinheritance12:08 Jean on Georgia's new transfer on death deed17:21 Transfer on death deed vs. trust: cost and the nine-month filing rule20:22 Gary on selling to an investor vs. using a realtor24:40 Grace on vetting and trusting an attorney26:27 Ray on VA aid and attendance benefits for surviving spouses28:13 Becky on fraudulent guardianships targeting seniorsTop TakeawaysIn Georgia, a surviving spouse does not automatically inherit everything. A will or trust is required.Georgia's transfer on death deed costs less than half a trust but requires filing with the county clerk within nine months of death.Adding a child to your deed can accidentally disinherit other heirs and create tax complications.Commissions are 100% negotiable. Always compare net proceeds across investor, realtor, and private sale options.VA Improved Pension (aid and attendance) can pay up to $2,800/month for veterans and $2,000 for surviving spouses.Review your estate plan after major life changes: moves, diagnoses, marriages, or retirement.Fraudulent guardianships are a real threat. Open all legal mail and verify with your county probate court.Caller Q&AJean, Woodstock: Asked about the transfer on death deed vs. a trust. Josh confirmed it is cheaper and preserves the step-up in basis, but the heir must file with the county within nine months.Gary, Cartersville: Considering selling to an investor. Deborah advised comparing net proceeds across all options and noted commissions are fully negotiable.Grace, Tucker: Asked how to find a trustworthy attorney. Josh recommended checking for a real office, a team, longevity, and reviews.Ray, Buford: Shared experience with VA aid and attendance. Josh confirmed it pays up to $2,800/month for eligible veterans or surviving spouses.Becky, Atlanta: Warned about fraudulent guardianships. Josh urged listeners to open all legal mail and verify notices with county probate court.Action Steps For OwnersConfirm your deed type and ensure rights of survivorship language is correct.Review your will or trust with an elder law attorney after any major life change.Do not add children to your deed without legal counsel to avoid accidental disinheritance.For BuyersIf purchasing from an estate, verify probate or title transfer is complete before closing.Veterans and surviving spouses should explore VA aid and attendance before tapping home equity.

April 12, 202630 min

Market Uncertainty, Rate Shifts, Days on Market & Portal Pitfalls

Deborah breaks down how global conflict, a Fed pause on rate cuts, and rising buyer and seller nerves are shaping the Atlanta spring market. Mortgage rates recently jumped back up after briefly dipping below six percent, and Atlanta's transaction fallout rate is now among the highest in the country. She also flags a growing transparency concern: major online portals are hiding days on market data and inflating home values based on web traffic, limiting the information buyers need to craft smart offers.Timestamps00:00 Show open and introduction00:45 How war, inflation, and Fed decisions fuel market uncertainty02:40 Mortgage rate swings and why the Fed does not set them directly04:06 Atlanta's one-in-four transaction fallout rate explained08:01 Homes relisting after the holidays and spring inventory trends10:56 Why spring is the traditional peak selling season in Georgia15:08 Setting realistic expectations for both buyers and sellers17:09 Online portals hiding days on market and manipulating valuations22:15 Trust, transparency, and the value of a professional realtor26:16 Caller Q&A: How home values are actually determinedTop TakeawaysUncertainty from war and inflation stalled expected 2026 rate cuts, keeping buyers and sellers on edge.Mortgage rates ticked up before the Fed even met, driven by market anticipation rather than a direct Fed decision.One in four Atlanta listings are expiring, being withdrawn, or not relisting at all.Average days on market in metro Atlanta has stretched to roughly 80, up sharply from under 30 in recent years.Price and condition are inseparable. Top dollar requires pristine presentation, period.Some major portals now hide days on market, previous listing history, and inflate values based on web traffic.A comparative market analysis from a professional agent is far more accurate than any online estimate or Zestimate.Spring remains prime selling season because families want to close and move before the August school start.Caller Q&ARay: Asked what determines a home's selling value. Deborah explained that a comparative market analysis (CMA) by a professional agent or appraiser is the gold standard, not tax assessments or online estimates. Property tax records are often inaccurate due to outdated filings, wrong square footage, and unreported improvements.Action Steps For OwnersGet a professional CMA before setting your price. Do not rely on Zestimates or tax records.Complete repairs and deep clean before listing. Homes not in top condition will sit well past the 80 day average.Plan to list in March or April to align with peak spring buyer activity and summer closing timelines.For BuyersDo not fixate only on long-sitting listings for bargains. Fresh listings can also present negotiation opportunities depending on seller motivation.Work with a realtor to understand full costs: mortgage payment, insurance, and down payment options as low as three to five percent.Consider homeownership as a long-term wealth building strategy, not just a rate-driven decision.