Deborah Morton of The Agency Atlanta joined Shelly Winter to explain what she is actually seeing across metro Atlanta as spring activity builds. Mortgage applications, showings, and inventory are all rising, but homes are also taking longer to sell, with average days on market pushing toward 80 in many cases. Deborah said the market is active but more selective: buyers are out there, yet they are cautious, price sensitive, and more likely to ask for concessions, closing cost help, or rate buydowns. Her message to sellers was simple: expectations need to catch up, and smart pricing, strong presentation, and tough negotiation matter more than ever.

Key Takeaways • Spring activity is real, but it does not guarantee a fast sale. • Mortgage applications and buyer browsing are up, which points to renewed movement. • More inventory means more competition, even for good homes. • Average days on market are stretching longer, though standout homes can still move fast. • Buyers are asking for concessions and rate buydowns, so sellers should prepare to negotiate. • Small updates like paint, carpet, bulbs, and lighting can improve photos and showings. • Professional photography and strong digital marketing help homes get noticed. • Automated pricing tools miss details that matter in real homes.

Caller Q&A • Siobhan from Acworth asked whether a longtime family home should be sold as is or improved first. Deborah said the answer depends on competition, condition, and price point in that specific area. Rather than over renovating, she recommended an honest evaluation, a review of nearby listings, and a short list of strategic fixes that protect net proceeds. • Siobhan also asked whether older systems must be updated before listing. Deborah said many inspection items are negotiable, and buyers' inspectors often flag homes by current code even when older features still function.

Looking Ahead Deborah expects continued spring momentum, but not a return to the frenzy sellers remember from two or three years ago. Homes that are priced well, marketed well, and presented well should still get attention. Homes that look dated online or launch with unrealistic expectations may sit longer, expire, or need sharper price adjustments.

Practical Tips • Walk through your home like a buyer and note where it feels dark, dated, cluttered, or tired. • Replace dim bulbs with brighter daylight style bulbs to make rooms feel more open. • Do not assume a platform estimate tells the full story of your home's value. • Use a home report card or seller prep checklist to decide what is worth fixing. • Focus on net proceeds, not just list price. • Expect inspection issues in older homes and have a skilled negotiator ready.

Timestamps

• 00:02 Opening market check and why this spring feels harder to predict

• 01:54 What rising mortgage applications, more showings, and longer days on market mean • 03:39 Why sellers need realistic expectations on price, offers, and concessions

• 05:00 Easy seller wins: curb appeal, lighting, photography, and online presentation

• 08:28 What a pre listing consultation looks like and how the home report card helps

• 10:52 Why Deborah says Zillow should be treated carefully, not blindly trusted

• 15:58 Siobhan from Acworth on selling a 30 year home with original features

• 22:39 Inspection issues, code updates, and why everything is negotiable

• 27:12 Rick from South Douglas County on growth, remote work, and lifestyle moves

Resources & Contact Deborah Morton, Inside Georgia Real Estate Clareo Group with The Agency Atlanta insidegeorgiarealestate.com Instagram: @insidegeorgiarealestate | @theagency.atlanta

Overview

Inside Georgia Real Estate with Shelly Winter and Deborah Morton focused on the forces shaping Georgia real estate right now: mortgage rates dipping into the fives, growing inventory, stable pricing, and the rising role of AI and consumer data in how homes are marketed. Deborah said today’s market is unusually predictable, giving buyers and sellers a clearer sense of timing, pricing, and negotiation. She also explained the industry fight over MLS access, portal visibility, and who controls the data behind home searches. The show closed with a practical discussion about downsizing, condos, and active adult communities for people who want less upkeep and more flexibility.

Key Takeaways

• Rates moving below 6% could bring many buyers back into the market. • Inventory is improving, which gives buyers more leverage today. • Prices are steady now, but more buyer demand could push values higher. • Deborah said buyers may benefit by acting before rates fall further. • Housing decisions are not just math. Lifestyle and quality of life matter. • AI and data ownership are changing how homes are marketed online. • Sellers need an agent who understands visibility, negotiation, and execution.

Caller Q&A

• Ken, Brookhaven: Ken asked whether his updated 1952 home should be sold as a teardown. Deborah said that in Brookhaven, land value can outweigh house value, especially where a builder could replace an older home with a more expensive new build. She encouraged him to evaluate the lot’s highest and best use before choosing a strategy. • Frank, Lawrenceville: Frank asked why buyers still expect rates to return to 3%. Deborah said it is largely psychological. Many owners locked into pandemic-era rates do not want to trade a low payment for a higher rate and a more expensive home.

Looking Ahead

Deborah said 2026 may feel like a transition year, with even bigger consumer-facing changes likely by 2027 as AI, listing platforms, and data ownership reshape residential real estate. She also signaled that sellers will need to ask sharper questions about where their homes are marketed, how private listings are handled, and whether their agent is keeping up with fast-moving changes.

Practical Tips

• Buyers should focus on total monthly cost, but not miss today’s negotiating opportunities. • Sellers with older homes should ask about the highest and best use of the property before pricing it. • Ask exactly how your home will be marketed and where it will appear online. • If you prefer a quieter sale, discuss private listing options and visibility tradeoffs. • If your home feels like too much work, explore condos or active adult communities. • Think beyond square footage. Maintenance, stairs, travel, and location all matter.

Timestamps

• 00:04 Opening, call-in lines, and rates and legislation

• 00:51 Why rates in the fives matter, inventory growth, and buyer psychology

• 04:33 Why Deborah says the market is predictable right now

• 05:35 AI, consumer data, MLS control, and the push toward a national listing model

• 08:44 Ken from Brookhaven asks if his older home is really a teardown opportunity

• 11:14 Frank from Lawrenceville asks why buyers still hope for 3% rates

• 16:22 How listing visibility and private listings could impact sellers

• 24:31 Condos, active adult communities, and the lifestyle side of downsizing

• 30:58 Final thought on living intentionally and choosing the right community

Resources & Contact

Inside Georgia Real Estate Host: Shelly Winter Expert: Deborah Morton, The Agency Atlanta Call in: 404-872-0750 | 1-800-WSB-TALK Website: insidegeorgiarealestate.com Instagram: @insidegeorgiarealestate | @theagency.atlanta

On this episode of Inside Georgia Real Estate, Deborah Morton of The Agency Atlanta and host Shelley Winter broke down how Georgia’s legislative session is touching real estate. The conversation focused on HOA reform, permitting delays, local ordinance confusion, and how those issues can raise costs for owners and builders. Guest Scott Chatham of Chatham Landscaping also explained how project delays, tree rules, and impervious surface limits can derail plans and why outdoor upgrades can make daily life better and help a home stand out when it is time to sell.

Key Takeaways

• Georgia lawmakers are discussing HOA reform and permit-related changes that could affect affordability and property rights.
• Delays in permit review and repeated revision requests can push projects back and drive costs higher.
• Rules on trees, additions, patios, and hardscapes can change dramatically from one city to the next.
• A luxury outdoor feel is about layout, comfort, and usability, not just budget.
• Outdoor improvements can add enjoyment now and a competitive edge later.
• Buyers should verify what can legally be changed before purchasing a home with renovation plans.
• HOAs can protect standards and values, but owners still want clear limits and reasonable enforcement.

Looking Ahead

• Deborah shared that next week’s show will feature an attorney to address deeds, probate, trusts, and other legal questions outside a Realtor’s scope.
• Legislative conversations around affordability, local control, and homeowner protections are expected to continue.
• Owners planning exterior projects should stay alert to permitting and ordinance issues before spending money.

Practical Tips

• Check local ordinances before planning a fire pit, retaining wall, pool, koi pond, patio, or addition.
• Confirm tree rules, permit requirements, and impervious surface limits before work begins.
• Ask early whether your renovation ideas are actually allowed on the property you want to buy.
• Use outdoor spaces to create gathering areas that feel inviting, functional, and finished.
• Review HOA rules before making exterior changes.

Timestamps

• 00:01 Opening and why this legislative session matters for real estate
• 00:43 Deborah on HOA reform, homeowner protections, and permit issues
• 02:46 Scott Chatham explains Chatham Landscaping and permit timing
• 04:15 Why state limits on revisions and response times could help
• 10:17 How permitting delays affect pre-sale improvements and project costs
• 13:40 Why landscaping adds enjoyment, distinction, and market appeal
• 20:14 What resort-style outdoor living can look like at different price points
• 22:53 Local ordinances, trees, and impervious surface limits explained
• 28:47 Caller asks about pool projects and how coordination works
• 31:09 Caller offers the case for HOAs

Resources & Contact

Deborah Morton The Agency Atlanta Inside Georgia Real Estate Website: insidegeorgiarealestate.com Instagram: @insidegeorgiarealestate | @theagency.atlanta

Guest: Scott Chatham, Chatham Landscaping Website: chathamlandscapes.com

Call the show: 404-872-0750 | 1-800-WSB-TALK