After working with your lender on getting pre-qualified and spending months, or maybe longer, searching for a home you finally find the right home, and you are under contract. Woo-hoo! Time to relax and celebrate, right? As many Realtors say, the real work begins when you are under contract.

Arguably, the most important part of being under contract as a buyer, is a home inspection. It is essential to hire a knowledgeable, professional and honest home inspector. Coweta County has many good local home inspectors. Rely on your real estate agent for recommendations but also do your own research. Online reviews and testimonials, education background, accreditations, and experience are all important factors when selecting a home inspector. It is not a bad idea to call prospective inspectors to ask questions, discuss pricing and ask what services they provide. Most home inspectors can provide radon and air quality (mold) testing and other services like sewer scopes. When purchasing what is likely to be your largest investment, why not spend some time and maybe some extra money on extra due diligence and services.

Any home inspector is likely to find some items of concern when inspecting something as large and complex as a house. So, what do you do as a buyer when your inspector finds something significant and concerning? Hopefully your agent has written a due diligence period into your contract. This due diligence period allows you to negotiate with the seller for repairs or credits and price reduction in lieu of repairs. Let's say the inspector finds out that the water heater is actively leaking. You could negotiate with the seller to replace the water heater, at their cost, before closing. If you find something even more concerning like an active mold infestation and the seller will not address this then the due diligence period allows you to opt out of the contract and receive your earnest money back.

Another important step of the buying process is the appraisal. If you are obtaining a loan, then your lender likely will order an appraisal, or a third-party opinion of value, of the home. You want to make sure that the appraisal is completed within your appraisal contingency timeline of your contract. This protects your earnest money. If the appraisal comes in below your contract price, then you can re-negotiate the sales price with the seller.

Throughout your contract, your mortgage lender, and their underwriter, will be requesting documents from you. These could be pay stubs from work, tax documents, payoffs, etc. Remember, the faster that you turn these in the quicker your loan will be ready and the quicker you could move in your new home!

Realtor.com reported that mortgage rates are forecasted to average 6.3% in 2026. This will assist in affordability for buyers, but many people are hoping for a more significant decrease. Widely criticized for not lowering interest rates more, Federal Reserve Chairman Jerome Powell's term ends on May 15^th, 2026. Most economists and lenders view a new chairman as a positive for the real estate market. The hope is that the new chair will be more aggressive in lowering interest rates which will create a stronger real estate market.

For-Sale inventory is predicted to increase by 9% in 2026, giving home buyers more options, per Realtor.com. This would help things locally. New listings, in Coweta County, were down anywhere from 3 % to 6.5% year-over-year from August to November of 2025 per the Georgia Multiple Listing Service (GAMLS). Lower mortgage rates and an increase in choices for home buyers would jumpstart the local real estate economy.

Home prices are expected to increase by 2.2% in 2026 per Realtor.com. Locally, sales prices have stayed flat in 2025, without much change month-to-month. The average sales price each month ranged anywhere from $438,000 to $488,000 in Coweta County for 2025.

Personally, I am cautiously optimistic for 2026. 2025 was a very strong year for real estate during the spring and summer. The winter months were much slower with less buyer traffic and fewer listings. I would bet on this to be the case again in 2026. Coweta County is in the center of tremendous growth with all the development, new construction, data centers, 55 and up communities, etc. Real estate activity will stem from much of this growth.

Yes, well sort of. Compared to the scorching sellers' market of the last several years, it is a good time to purchase real estate. Buyers have a chance to negotiate. Sellers are conceding on price as well as providing credits and incentives to buyers. Houses are staying on the market about a week longer than last year according to the Georgia Multiple Listing Service (GAMLS).  Despite all of this, sales prices have slightly increased, between three and six percent, year-over-year. New listings have been down six percent for three straight months. Closings and pending sales have been mostly down in 2025, except for a significant increase in the summer months.

The real estate market is moving towards the buyer's side but not there yet. Mortgage rates may be part of that reason. On the day, I am writing this the rates sit around 6.26% (FreddieMac). Whether it is realistic or not, many potential buyers are sitting on the sidelines waiting on rates to drop further. Historically, 6.26% is a good mortgage rate. Buyers and sellers who have rates around three percent from the last few years, may never see rates that low again.

The new construction area of the market is an attractive sector for buyers right now. Many builders and developers are hesitant to take on large new developments as a significant amount of their new construction product is not selling. Because of this, builders and their preferred lenders are offering substantial incentives for buyers. One local builder and their preferred lender was offering up to $28,000 in incentives for a development in Moreland. This is huge for buyers who need assistance with downpayment and/or closing costs. Other builders are offering incentives like mortgage-rate buy downs and including appliances and blinds with the sale of the home.

The local market continues to have many sellers that are defined as estates. The seller may be deceased or in sort of assisted living care without sound cognitive abilities. In these the situations their house is in estate being handled by someone like an executor or administrator of the estate. With estates, the seller is typically motivated to sell the home as they normally have no interest in keeping the home and all its expenses. This is another attractive sector of the real estate market for buyer. There is usually room to negotiate on items like sales price and components of the house that may need attention like the roof or HVAC systems. Estates are a sad but important part of the real estate market and typically a good opportunity for a buyer.

57 E Broad St

You may have heard about the development in downtown Newnan at the old Brown Steel location. I have heard many different things regarding this property and its development; a conference center, a hotel, apartments, retail, restaurants etc. In the rest of the article, I will share what is happening there. It is an exciting time for downtown Newnan!

57 E Broad St has attracted significant attention the last several years. The property, formerly the site for the business Caldwell Tanks, is located adjacent to the railroad tracks on E Broad St and directly across from the historic train depot in downtown Newnan. The total size of the property is 5.59 acres. The City of Newnan purchased the property on March 12^th, 2021, from the Broad Street Forum for $3,676,302, per the county tax records. A demolition permit was pulled on December 7^th, 2021. Before the demolition, the property had many large industrial buildings in poor condition. These buildings had become eyesores and dangerous, due to their poor state, over the years. Now the property is cleared, vacant and ready for development. The city of Newnan spent substantial money on 57 E Broad St since their purchase, with reports of as much as $7,000,000, including the purchase price, demolition and development costs.

There were numerous interested parties in this location since the city purchased the property. On May 27^th, 2025, the Newnan City Council approved conceptual plans for 57 E Broad St. The plan includes a hotel, restaurant, offices, food hall, mixed use, parking, as well as access from Salbide Ave. On July 22^nd, 2025, the City Council approved the sale of 57 E Broad St to Red Hills Hospitality Management LLC and Caldwell Development Industries LLC. As part of the deal, a 125 room Marriot Hotel is to be constructed.

This is a little recent history regarding the site. It will be interesting to see what unfolds. Reception has been mostly positive from what I have heard. This development should provide more amenities for downtown Newnan, as well as more housing, office space and much-needed additional parking. There is a demand for a hotel in downtown Newnan, and this should help the local merchants with their revenue and foot traffic.

After a slow start in 2025, the local real estate market really picked up this summer. Many local real estate agents were discouraged after the start of 2025. Spring is typically the strongest time for a real estate market. However, the first half of 2025 was weak, with closed sales down every month, year-over-year, from 2024 (per Georgia Multiple Listing Service, GAMLS). Things started to pick up in May. Pending sales were up over 20% from last year. As a result, closed sales increased 26% and 11% in June and July, respectively. This is an encouraging sign of things to come. August is looking like it will be a strong month as well, with many contracts in the pipeline to close.

Compared to the last few years, it is actually a good time to purchase and many savvy buyers have noticed this. The selection of homes to buy is significantly up. In fact, new listings have increased every month, year-over-year, in 2025. Pricing has stayed flat all year as well. The months of supply, or the estimated time it would take to sell all the currently available homes for sale, given the current sales pace, has increased also.

Sellers conceding on price, as well as providing closing cost credits to buyers, has been a trend all year long. It is a great time to purchase new construction. Many local builders are offering up to $25,000 in buyer incentives and offering to buy down the buyer's interest rates also. Interest rates have hovered around 6.5% and 7% all summer. Interest rates seem to be the most significant obstacle in people's way to purchase, especially for younger buyers. The average sales price in Coweta County has been between $438,000 and $485,000 each month in 2025. This price, amortized at the current rates, makes purchasing very difficult for buyers with lower incomes.

The battle between President Trump and Federal Reserve Chairman Jerome Powell has been publicly documented all year. The President has put pressure on Chairman Powell to lower the interest rates in hopes that this will lower mortgage rates, among other things, make housing more affordable and jump start the real estate economy. Chairman Powell has yet to do so. Looking at the data for Coweta County this summer, I can see why Powell has not. The numbers look promising, at least locally. If rates drop significantly, we will likely see a large influx of buyers which in my opinion, would shoot prices up very quickly. A slight drop in interest rates over time seems to be the route to take.

Pending sales and closed sales have decreased year over year in the first quarter of 2025. We are seeing less showings, traffic and activity with our listings. Properties are still selling but not as quickly, and with less demand, as they were the last few years. The average days on market, or time it takes a property to go under contract, is 58 days in 2025. The average days on market has increased 13% or more each month from the month of the previous year. Homes are taking longer to sell. The months supply of listings is 5.2 in 2025. This is much healthier than the sub three months supply of the last few years.

Despite all these market conditions, prices have remained relatively flat. The average sales price increased in January and February and then slightly decreased in March. With all the recent volatility in the economy and stock market, real estate values have stayed strong. We are seeing many buyers paying cash right now as investors are moving cash and assets into real estate from stocks.

With mortgage rates at and around seven percent and prices staying flat, lower income and first-time buyers are having a difficult time purchasing real estate. Many economists are predicting mortgage rates to decrease but how much? We are seeing family member assist and co-sign with younger borrowers to help them buy. There is hope, however. I am seeing sellers concede on price and provide closing costs credits to buyers. Several builders in our market are offering up to $20,000 in closing cost credits to buyers. This will help buyers with their downpayment. This market shift will be very interesting to keep an eye on in 2025. I expect the market to continue to soften. Hang in there buyers!

It seemed like I was working with more and more estates recently. So, I decided to look back at my recent sales and see. In the last 18 months, 37% of my transactions involved an estate sale. With so much of our older population aging and moving on, their real estate is often sold by their executors after their passing. 

People perceive an estate sale to be a good purchase opportunity. This can be true. Often, the executor is a family member who can have an emotional tie to the property. Other times, the executor is an attorney or non-family member who has no emotional tie to the real estate and just wishes to liquidate the assets of the estate. I have seen buyers purchase real estate at good value in estate situations, but this is made more difficult in a strong seller's market. 

When the executor is a family member, I feel for them. It is often a difficult and emotional situation. Many executors are still grieving but must try their best to get everything together to take care of the estate. I have seen siblings and other family members, not agree on hardly anything during an estate sale, making the role of the executor even more challenging. The most successful estate situations I see are family members that can be mature and get along as well as attorneys handling the estate. The real estate transaction typically runs smoother in these situations.

I have the pleasure of speaking to the residents at Wesley Woods of Newnan this week regarding the listing process. I thought I would share a condensed version here. My presentation was entitled "From Deciding to Sell to Sold."

The first step in deciding to sell is to think about where you are in life. Maybe you own your first home, and you need a bigger house for a growing family. Maybe you have a large home, and your children are grown. It may be time to downsize and purchase a smaller house. Wherever you are in life, it is important to really think about what you need moving forward. Often, though, sellers don't have a choice in selling, as they may be moving for a job, due to a foreclosure, or divorce, or even death.

What is the local market like where your property is located? Is it a buyer's market or a seller's market? Maybe it is not the right time to sell. In a seller's market, you can expect numerous showings and perhaps multiple offers. In a buyer's market, it could be difficult to generate an offer on your house, at least one close to the price you want. The type of market where you live will factor in the value of your home.

Pricing your home is extremely important. Considering comparable sales, or "comps," is essential in determining the value of your property. You want to think like an appraiser and use homes that are of similar style and age, with similar finishes, close in proximity to your own home. A 4,000 square foot two story home does not compare to a 1,600 square foot ranch.

Once you are ready to list, try to think like a prospective buyer when preparing your home for the market. What would you like to see when viewing a home to purchase? Is there any deferred maintenance that you need to take care of as homeowner? Any touch ups like fresh paint? How does your flooring look? Fresh paint, landscaping and pressure washing are all good returns on your investment as a seller. To obtain top dollar, make sure your home is in excellent condition when it hits the market for sale.

Hopefully, this gives you a little insight into the process of deciding to sell your home, timing, pricing and preparing the property for the market. An experienced Realtor can consult with you and guide you every step of the way.

Maybe you have heard of a mortgage assumption in real estate or maybe you have not. With the mortgage rates being higher today than they have been in the last few years, we are seeing mortgage assumptions again in the local real estate market. I am currently handling a mortgage assumption transaction right now for the first time in a very long time.

An assumable mortgage allows the prospective buyer to purchase the home by allowing the buyer to take over the seller's current mortgage. For an assumption to work, the homeowner's mortgage must be assumable. Most conventional mortgages are not assumable. Loans that are insured by the Federal Housing Administration (FHA), Department of Veteran Affairs (VA) and United States of Agriculture (USDA) are typically assumable. The seller must agree to the buyer assuming their mortgage.

At the time that I am writing this, mortgage rates are around 6.5%. If you are looking to purchase a home and a lender quotes you a mortgage rate of 6.5% - and the home that you are interested in has an assumable mortgage of 4.125% - then you need to explore this option. This means major savings on your monthly mortgage payment. For example, if you are purchasing a $500,000 house with a ten percent down payment at a 6.5% interest rate, you can expect your monthly payment to be around $3,200. Change that interest rate to 4.125% with all other terms the same, and you are looking at a $2,600 payment. This is a savings of $600 a month!

The costs to assume a mortgage vary with the lender. You need to have an open dialogue with the mortgage holder of the home that you are interested in. The fees associated with a loan assumption are typically a percentage of the remaining unpaid balance of the current mortgage. Another benefit of a loan assumption is that an appraisal is not required. This saves the buyer around $500-$600.

In today's market with interest rates in the sixes, it would wise for you or your Realtor to check with the homeowner to see if their loan is assumable. Many homeowners have mortgage rates of between 2% and 6%. If you are considering selling a home, check with your mortgage holder to see if your loan is assumable. What a great marketing tool your assumable mortgage could be when you go to list and sell your home!

Congratulations on 50 Years at Lindsey's, Inc., Realtors

Today, I want to recognize my younger brother Frank, because he has reached a monumental milestone with our real estate firm, Lindsey's, Inc. Frank has completed fifty years of loyal, dedicated service.

Our family business was started by our dad in 1948. It has included several different business ventures, including a Pepsi-Cola franchise, an electrical and plumbing contracting business, a furniture store, and an insurance franchise, in addition to real estate brokerage.

Frank began working at Lindsey's, Inc., as did I, when he was twelve years old. We were paid 25 cents an hour to put together signs, clean out rental houses, put up signs, and other menial jobs. We probably were not worth 25 cents per hour, but we were learning the real estate business from the ground up.

Frank graduated from the University of Georgia Terry School of Business with a degree in real estate. He immediately went into business with our father as a full-time real estate salesman and later as broker. Frank served as Qualifying Broker of Lindsey's, Inc., from 1978 – when we bought the business from our dad – until 2019, when I became qualifying Broker of our firm.

Despite numerous health issues at that time, Frank has fully recovered and is selling and listing real estate as always. I dare to say that no one has ever sold as much real estate in Coweta County as Frank. He has been a million-dollar producer his whole career and a member of the Newnan Coweta Board of Realtors Hall of Fame.

Frank has given of his time and expertise to many organizations in our community, including among many, he has served as Chair of the Board of the Newnan Coweta Chamber of Commerce, as President of the local United Way, as President of the Newnan Kiwanis Club and President of the Newnan-Coweta Board of Realtors. Frank was honored as the 2014 Citizen of the Year. In addition, he has served as a deacon for many years at the First Baptist Church of Newnan.

Frank is married to the former Vicki Wood, and they have three children and several grandchildren. Frank's son, Jess, and my son, Tom, are third-generation realtors with our company. We look forward to working with Frank, Jess and Tom for many years to come.

Congratulations to my brother and partner in business, Frank, for a job extremely well done for 50 years. All best wishes in 2024!

Chip Barron

Let's start with your current situation. Are you single? Are you married and expecting children? A home may be the right choice if you are expecting children and need more living space or yard space. Maybe you are single but are looking to build some equity in your home and not just write a check to your landlord every month.

Another question to ask yourself is do you have the cash on hand needed for a down payment to purchase? Depending on your financial situation, you can expect to put down a minimum of three to five percent of the purchase price. There are 100% financing plans like a VA loan, if you are a veteran, and USDA, if you are purchasing a home in a qualified rural area. Contacting a local mortgage lender is a great first step. The lender can qualify you for a loan and walk you through the process. They will look at your income, the amount of debt you have, your credit score, etc. to determine what you qualify for.

Where you live and the current real estate market there is an important factor in your decision to lease or purchase. What does the current market look like? Are home prices up or down? What about lease rates? In Coweta County right now, both home prices and rental prices are up. Despite a decrease in the number of buyers and contracts, home prices have stayed up. Rental prices are up as well. You can expect to pay around $1,300 a month for a 1BR, 1BA apartment and around $1,600 a month for a 2 BR, 2BA apartment in Newnan. For comparison, a monthly mortgage payment on a $300,000 purchase with 10% down at 7.25% would be $1,841.88. Taxes and insurance can vary but this will give you a general idea of what to expect as far as monthly payments.

Perhaps the most important factor in your decision are your own future plans. Do you plan to stay where you currently live for the next several years? A good rule of thumb to consider when comparing renting vs buying, is that it takes at least a few years to allow purchasing a home to be the better option, financially, than renting and to build equity in your home. The longer you stay in your home, the more the value of the property will increase and the more your home will be worth in the future versus what you paid for it. Also, you will not be taxed for capital gains when you sell the property if your home has been your primary residence two of the last five years. This is a big plus for purchasing a home.

Listing inventory is still a problem as well. There are not many options for buyers as they go looking for a home. A low supply of listings has kept real estate prices steady even though buyer demand has tailed off. New listings were down over 20 percent, from June 2022 to June 2023 per GAMLS. At the time that I am writing this, there are only 416 homes for sale in Coweta County per GAMLS. The averages sales price of a home was basically flat, year-over-year, in Coweta. The average sales price for June 2023, in Coweta County, was $453,304 per GAMLS.

High interest rates are keeping many potential buyers from purchasing homes. Depending on income, debt and credit scores, mortgage rates are anywhere from six to seven and a half percent right now. The days of two and three percent rates, from two to three years ago, are long gone. Another factor is low consumer confidence. Many people feel the economy is in poor or "shaky" state and are delaying making large purchases such as a home. The consumer confidence survey showed that only 21.9% of consumers felt that business conditions were "good." This was down from 23.4% the previous month.

What does all this mean for our market here? The market is certainly cooling off from arguably the greatest seller's market of all time. I would say that the market is actually in a healthier state now. Buyers have a much better chance, with less competition, of securing a property than they did just a year or two ago. While mortgage rates are high, they are still historically moderate compared to when rates were in the teens and near 20 percent just a few decades ago. Coweta is still a nice, desirable place to live with a low cost of living and access to many great amenities. The local real estate market will continue to turn, it just may not be at the speed we all grew accustomed to over the last couple of years.

Every month, there are many new employees moving into Coweta County. Recently, I had the pleasure of working with the Newnan-Coweta Chamber of Commerce and taking some of the new hires for a "Windshield Tour" of Coweta County. We took them to see many different areas and sites around the county. 

One of the handouts provided to the new residents was a Coweta County "fun fact" sheet provided by the Chamber of Commerce. I knew many of the facts but there were several I did not so I thought I would share:

Coweta County covers 441 square miles with nearly 150,000 residents. The number of residents has nearly tripled since 1990 and will reach 163,00 in the next five years. 

The average Coweta household earns $79,795 per year, compared to the state average of $65,030 and a national average of $70,784. The median income for married households in Coweta County is $105,846.  The unemployment rate in Coweta rests at 2.5% compared with the national rate of 3.7%. Coweta's population is relatively young, though approaching middle-aged, with a median age of 39.

The largest employers in Coweta County are Amazon.com Services, Cargill Meat Solutions, Hello Fresh, Piedmont Newnan Hospital, Yamaha Motor Manufacturing, and the Coweta County School System. Others include large companies and organizations such as City of Hope, formerly Southeast Cancer Treatment Centers of America, Georgia Power, Newnan Utilities, Kason Industries, and Bonnell. 

With 23 international companies making their home here, Coweta County is quickly becoming a hub for global industry. Countries represented in Coweta include: Japan, Germany, Sweden, Switzerland, England, Netherlands, France, Taiwan, Ireland, Norway, Canada, Austria, China, Israel and Italy.

Speaking of international, I also attended the Newnan-Coweta Board of Realtors monthly meeting in May at the Central Education Center, in Newnan, where Sarah Jacobs, President of the Coweta County Development Authority, spoke. Sarah discussed FREYR, a global lithium-ion battery manufacturer. FREYR plans to invest $2.57 billion in Coweta County and add 723 jobs. Wow! 

Mark Whitlock, CEO of the Central Education Center in Newnan, Georgia's first college and career academy, also spoke. He shared how the Central Education Center is preparing their students for high-paying jobs immediately out of high school as well as the many programs CEC offers. More and more young people are learning skills and a trade, working right out of high school and forgoing the typical college experience. Many of the alumni of the Central Education Center were being placed into high-earning jobs for international companies. What a great opportunity for our citizens!

Jess Barron is an Associate Broker with Lindseys, Inc. Realtors and former President of the Newnan-Coweta Board of Realtors.

Jasper      4/15/2023

I am both humbled and honored to be here today.  With Jasper in mind, I would like to start by quoting Numbers 22:1 where it says "A Good Name is to be chosen rather than Great Riches".

What can you say about our dear friend Jasper?  A better question might be, what can you not say about Jasper?  He was bigger than life and such a great man in so many ways.

I looked up the word "Jasper" to see what it meant.  Webster said it meant "a hard coating that protects fine porcelain".  All these years and I never knew what "Jasper" meant.  I think he was aply and rightly named. That is what he did his whole life.  Looked after others and loved and protected those who needed it.

Jasper Gibbs was also a man everybody knew by just his first name.  Whenever anybody said "Jasper", you knew who they were talking about.  Just like Labron, Rhianna, Cher, Oprah, Elvis or Beyonce, you didn't have to ever say his last name. His first name was enough to identify him.  It was an easy name to remember because most of us didn't know another one like him.

From humble beginnings, Jasper rose to be a man respected and loved by all who knew him.  One of my favorite stories about Jasper was from the first time that my father met him.  Jasper's father had left him and his mother and brothers and sisters when Jasper was 13 years old.  Since Jasper was the oldest son, he felt it was his responsibility to go find a job to support the family and again to protect and provide.  He happened to come to Lindsey's Electrical and Plumbing business asking for a job.  My daddy said he asked him "what can you do"?   He replied, "I can do anything that you tell me to do".  My daddy loved that answer.  Even though he had no experience, and he was only 13 years old, he hired him on the spot. That was one of the best decisions my daddy ever made.  It had to be God inspired. For the next 65 years, Jasper lived up to this promise and was a valuable part of the Lindsey's team for 65 years before he retired. He so endeared himself that he literally became part of the family with keys to all of our homes and all of our other properties. With little education, Jasper went on to self-educate himself first as a porter, a gopher and a helper to Lindsey's Electricians and Plumbers.  He soon mastered these trades and over the years also self-educated himself on heating and air as well as carpentry, painting, sign erections and any other job Jasper was asked to do just as he said he would do. Along the way, he learned how to drive a tractor, rake and bale, stack and deliver hay, plow and lots of other farm chores.  Always with a smile and a great attitude no matter what the task. His enthusiasm and work ethic were contagious.  Chip and I and most of our children, ended up working for Jasper as their first job.  Each has their own "Jasper" stories and each one learned a lot about work and life from Jasper.

Jasper always had a good sense of humor and enjoyed a really good laugh.  When he had a really good laugh, a belly roll laugh, he would stick his tongue out while laughing.  I am here to tell you that Michael Jordan didn't have anything on Jasper when it came to sticking his tongue out. Jasper loved to match wits with all of us.  I remember that he and our longtime sales manager, Marvin Atchison, had lots of interesting and interactive conversations, especially about work at Winthrop Apartments.  One day I overheard Mr. Marvin scolding Jasper about not getting some work done on time.  Mr. Marvin said "Jasper, you are just wasting too much time.  After Jasper calmly explained all the hours he had spent on the job, Mr. Marvin said, "I think you are just sleeping too much". Jasper said, "Mr. Marvin, I go to bed at 12:30 and wake up at 5:30 each day".  Mr. Marvin quietly fired back "that's what I am talking about.  You are wasting those 5 hours every day."  It suddenly dawned on all of us what he had just said, and we all had a good laugh.

Jasper and I could also get in some messes.  I remember when I first came back from college and Jasper and crew were remodeling my house on Willow Drive.  Jasper had done a great job sanding and refinishing the floors, putting down new carpet and linoleum, putting in new cabinets, painting, wallpapering, redoing the electrical and plumbing, etc.  Then it came time to turn on the water.  Suddenly, water was running down the hall from the back bathroom. Water was going everywhere. Lots of water!   When I went down the hall to see what the problem was, I came upon Jasper working feverishly to put the p-trap on that he had forgotten to put on. Just as I reached him and before I could say a word, he looked up at me sheepishly with a grin and said, "it is a good thing, I am among friends".  He totally disarmed me and again we had a good laugh.  He quickly cleaned up the water with little or no harm done.

Jasper also had a way of staying calm, no matter what happened.  On another occasion, our sink got stopped up and Jasper was at the house trying to get it unstopped.  He tried plunging and then all types of liquid plumber that he could find.  He finally tried some combination of liquid fire and King of All. Suddenly, there was a lot of smoke and bubbling sounds coming from the sink and then a loud boom!  My wife went running into the kitchen and said "Jasper, what in the world happened?"  Jasper calmly replied, "Miss Ruth, what we have had here was a chemical reaction.  I think the sink the sink may be unstopped now."  And sure enough, it was.

Jasper was also a peacemaker.  Many times, I saw him let the other person have his way, even if he thought they were wrong, as he said "just to keep the peace".  He knew a lot about forgiveness, patience and kindness.  He also mastered that along the way.

Jasper was also a philosopher.  He often gave wise advice from his own life experiences of how to handle a situation based on biblical principles and his own life experiences.  He often gave me good advice when I need it during my divorce and upon the death of my parents.  After my father died, I found a Father's Day card that I had already filled out and signed.   When Father's Day rolled around, I had no one to give it to, so I gave it to Jasper.

Jasper was a good father, husband and brother and loved his family and especially his wife and children and grandchildren.  All his life, he worked hard to support you and sacrificed for each of you hoping to give you the opportunities he never had.  Jasper proved his love to Juanita by looking after her himself when she was struck with Alzheimers.  When I asked how he did it, he told me, "she is the love of my life.  I want to do it."  That has helped me in so many ways, especially now.

I could go on and on with stories about Jasper, but want you to know that Jasper was always more like an older brother to me than an employee.  We made a great team for years. I carried him fish, doves, ducks, turkey and deer and he returned the favor by cleaning them, cooking them and bringing me a sample of each one.  My wife simply would not cook them so that was the only way I could enjoy my harvest.  I miss those days!

I remember the other occasions that showed Jasper's character and love for his fellowman.  One Memorial Day weekend, we had 958 bales of hay on the ground and rain was on the way.  Everybody went out of town or had other excuses as to why they could not help me get up the hay. The temperature was in the 90's all weekend but again rain was on the way Monday night. With no help, I began the task of getting up the hay by myself. The first two days were not so bad, and I had over 700 bales stacked in the barn. But by the third day, I was totally whipped and about to quit.  Jasper was too old to help much then, but around 4:00 he came to check on me.  "Come on, I'll drive and help with what I can". With renewed enthusiasm and him driving, we got the last 200 or so bales put up and beat the rain.

Another time, I was trying to get the fall food plots planted before the rain by myself.  Around 3:00, Jasper called and asked what I was doing.  I told him what I was doing, and he said "how can I help?" Having not slowed down for lunch and no time to leave and get some lunch due to the approaching rain, I said "I sure would like a barbeque sandwich from Sprayberry's and a large sweet tea with lemon".  Without saying a word, about 30 minutes later, here he came in his truck across the field with that sandwich and tea.  With that help, and his encouragement, I managed to finish right at dark as the first rain drops began to fall.

After retirement from Lindsey's, he quickly got bored just sitting around and asked me if he could come work for me on the farm. I gladly took him on.  It was a pleasure to have him around to oversee and look after everything for me. He did a great job for many years until age and poor health, he understandably started to slow down.  He finally came to me and said to me, "Frank, I am not able to do much anymore, but wanted you to know that you are paying me for my mind now and not my body and I think it may be time for me to retire again".  After thinking about it for a little while I said, "Jasper, you know that explains a lot".  He asked, "What do you mean?"  I said, "I guess that is why I keep feeling like I am overpaying".  He looked at me and I looked at him and we both had another good long laugh, and parted our business association as lifelong friends who knew we could still count on each other if needed.

Jasper was always quick on his feet with an answer for anything. Whenever I got onto him about anything, Jasper always had a ready answer and an explanation.  So one day, I asked him how he always had an answer.  To my surprise he said, "Frank, I know before you say anything what I didn't finish or didn't do exactly right so I know what you are going to get on me about so, I have been thinking about what to say even before you ask".  You couldn't get ahead of Jasper.

Jasper was a son, a brother, a husband, a father, a grandfather, a great-grandfather, an uncle and cousin.  He was a provider, protector, a co-worker, a businessman, a Christian, a Preacher, a Jack of all Trades and a friend to so many you here today.  He was self-educated, a philosopher and the best friend any man could ever have.

Jasper and I often had similar tastes in trucks and cars. I sold him several of my used trucks. Then came my pewter color Jeep Grand Cherokee a few years ago.  Somehow it never looked dirty and always looked good!  In fact, Stanley Herring told me that people stopped to ask him if they could buy it every time he washed it.  Jasper had always admired it and often told me that he wanted to buy it when I got ready to sell it.  I told him that I would keep that in mind.  From time to time, when I was in it, Jasper would remark, "that sure is a good looking Jeep".  I'd agree and we'd laugh about it. Finally, when I had driven it for about 300,000 miles and it still ran like a top with no trouble and was still looking like new. I went to a dealer and found out that they were willing to give me a $5,000 it trade allowance on it. I told Jasper about it and Jasper said, "Would you sell it to me for that"?  I thought about it and said, "no Jasper, I am going to give it to you for all the things you have done for me over the years that you came when I called and no one else would or that I may or may not have repaid you for".  Tears came into his eyes and he said, "Frank, I have often wondered if you loved me.  Now, I know".  Jasper, I have always known that you loved me by your actions, but now I know how much you meant to me and how much I am going to miss you.  I am sure that many of you feel the same way.  Let's each keep his memory and example close to our hearts as we move forward by striving to be a little kinder, to be more forgiving and try to make a better world by our being better men, women and children. 

Paul said in Timothy 4:7 "I have fought the good fight.  I have finished the race. I have kept the faith".  To that I say, well done Jasper Gibbs, well done, my friend and my brother.

According to the Georgia Multiple Listing Service (GAMLS), the number of homes for sale was down 15% in January and 20% in February year-over-year. Pending sales (properties under contract) were down 28% in both January and February. Closings were down 48% in January and 34% in February.

All of this sounds bad but there are several positives. Realtors are seeing a healthier market in 2023. While it is still a seller's market, we are seeing less multiple offer situations and buyers have a greater chance of securing a home. Active listings (homes for sale) were up 36% in January and 33% in February. Buyers have a much better selection of properties to choose from than they did a year ago.

Despite a large supply of homes to choose from and decreased demand, home prices are holding strong. The average sales price, in Coweta County, was up two percent in January and only down two percent in February. Homes are taking longer to sell: The average days on market was up to 59 days in January and 54 days in February. These are 31% and 86% increases year-over-year.

In March, I have seen a dramatic increase in both buyer and seller activity. As of March 27^th, there are 408 homes for sale in Coweta County. We were well under 200 homes for sale during the peak of a seller's market the last two years. I have had many different types of buyers put properties under contract in the last few weeks; millennial first-time buyers, cash buyers from the baby boomer generation, builders, investors and commercial developers. From my perspective, the market is healthy. I only expect conditions to improve as we enter the spring and the summer, the busiest times of the year in real estate. Inflation, interest rates, the stock market and the Federal Reserve's decision making are all things to keep an eye on. All these factors will influence our real estate market in 2023.

The most well-known contingency is the home inspection contingency. This gives the buyer the right to have the property that they are purchasing professionally inspected and request repairs and/or a credit from the seller by a certain date. The home inspection is typically completed during the due diligence period of a purchase and sale agreement.

Another popular contingency is the appraisal contingency. This allows the buyer time to have the property appraised by a neutral third party, typically the buyer's mortgage lender's appraiser. If the appraisal comes back lower than the sales price or with required repairs, the buyer may negotiate with the seller to handle such requests during the appraisal contingency.

The financial contingency protects the buyer should they not be approved to obtain a mortgage. An example of this would be the buyer losing their job during the financial contingency. The buyer would be protected and would receive their earnest money back in this situation.

Perhaps the most important but least talked about contingency is the title contingency. You cannot sell a property without clear or good title. There is a pre-written language in our Georgia Association of Realtors (GAR) forms that allows the buyer to examine title and terminate the contract, without penalty, should there be any issues. Most sellers will try to resolve any issues with title to push the transaction through. However, this is not always possible. An example of this would be a property owner, recently divorced, that has unpaid spouse support or alimony to their former spouse. I have seen this hold up contracts before when it cannot be resolved.

A home purchase is the largest financial investment most people make. When purchasing real estate, it is essential that you have a well thought out plan, with contingencies in a contract, to protect you. Many issues can be discovered throughout the course of a transaction, and you need to protect yourself. I highly recommend working with an experienced Realtor to do so.

            We are now in a totally different housing market. The market has softened, and the market is more buyer friendly. The only problem is that mortgage rates are the highest they have been in nearly fifteen years. What can buyers do to combat this high cost of borrowing?

            You can "buy down" your interest rate as a borrower. A buydown is a way for a borrower to obtain a lower interest rate by paying discount points at closing. A lower interest rate will make your monthly payment lower. A general rule of thumb on buydowns, is that it costs about 1% of your loan amount. So, if you are borrowing $200,000, buying one point down will cost you about $2,000. If you have extra cash on hand, this can be a good idea. If you are light on cash, you probably want to stick to the interest rate your lender gives you.        

            Another big change in the real estate market has been seller and builder payed closing costs. After sellers did not pay any closing costs for buyers during the big boom of the real estate market, we are seeing sellers pay thousands in buyer closing costs. I had a closing last month where a builder and lender provided $17,000 in closing costs for my buyers. $17,000 covered nearly all the lender closing costs for the buyers. That was a significant reason my buyers chose this home and neighborhood. This is a great way for a buyer to save money up front in this market. If you are looking for home, make sure you or your Realtor try to negotiate closing costs to save you money upfront in a home purchase.

With mortgage rates up from three percent and four percent to seven and eight percent, the market has really changed. The number of homes available for sale, which was a huge problem earlier this year, is slowly increasing but demand has cooled off. Many buyers have decided to wait to purchase until interest rates go down. These two developments, along with a historic inflation increase, have slowed down the real estate market considerably. Listings are taking much longer to sell, weeks and months instead of days. The number of showings has decreased considerably as there are just not as many buyers in the market. Now is a better time to buy than it was earlier in 2022.

We are seeing a buyer's market take shape. While the real estate market is cooling, prices have decreased some but not significantly. They are still holding close to where they have been earlier in the year. I do see 2023 as a good time to be a buyer, as I expect prices and mortgage rates to decrease.

Lawrence Yun, the National Association of Realtors (NAR) chief economist, expects home sales to decline by seven percent in 2023, while the national median home price to increase by only one percent. In 2024, Yun projects a strong rebound for the housing market, with a 10 percent jump in home sales and a five percent increase in the national median home price. According to Yun, 2023 would be a better time to purchase a home than waiting to 2024.

If mortgage rates can drop from seven percent, that would be the optimal time to buy. According to the Mortgage Bankers Association (MBA), mortgage rates should be close to 5.4% by the end of 2023. If you are trying to "time your home purchase" this might be the time frame to aim for from what I am seeing and hearing in our marketplace.

We are seeing an increase in properties listed for sale. At the time I am writing this, there are 398 residential listings for sale in Coweta County. We were typically dealing with only 140 listings for sale just a few months ago. At the same time, mortgage rates have increased dramatically. Mortgage rates nearly touched seven percent during the week of September 19^th, 2022. This is the highest rates have been in years. The mortgage rates increase curbed buyer enthusiasm as we are seeing less buyers with less buying power. So, all of this should decrease property prices, right? This is not the case at all right now.

Per the Georgia Multiple Listing Service (GAMLS), the average sales price in Coweta County in August 2021 was $383,732. In August of 2022 the average sales price jumped over 17% to $451,410. Despite an increase in supply (listings) and decrease in demand (less buyers), the price has increased. This is quite an unusual real estate market. This does show the value in Coweta County real estate right now.

So, what does the future hold? We are entering our seasonally "slow" time of the year in real estate. We sell less houses in the fall and winter than the spring and summer. I do expect prices to simmer down. Regarding mortgage rates, The Federal National Mortgage Association, known as Fannie Mae, and The Federal Home Loan Mortgage Corporation, known as Freddie Mac, both have predicted that mortgage rates will decrease closer to 4% in 2023. This should increase the number of buyers and strengthen their buying power (they can afford more). The real estate market is more volatile now than it has been in a very long time but prices continue to stay strong here in Coweta County.

The most common forms of scams I see in my real estate business are rental scams involving deposits and earnest money and wire fraud. I have had the local Sherriff's Department contact me looking to track a rental scam prospect down. 

One of our agents recently had his father in law's residential property listed for sale. He was online and saw where someone took the pictures of the house and posted that the home was available for lease when it in fact was not. The scam artist was cold calling prospects to rent the property. He just happened to contact our agent's friend, so she called our agent and made him aware of the scam. The scam artist was using the money payment application, "Zelle", and asking the prospective renters to put both a security deposit and first month's rent down. He created urgency by telling people they had to put the money down as soon as possible or someone else would lease the property. The scam artist took $3,000 from someone. He used the payment application Zelle because it is harder to trace. 

People need to do their due diligence when looking at properties to lease or buy. I would recommend using a trusted Realtor to represent to help avoid these type scams. 

Another type of fraud I commonly see is wire fraud. Buyers typically wire in their earnest money as part of a contract. Buyers need to make sure that they have the correct wiring instructions from the earnest money holder. Do not open suspicious e-mails from people you do not know. Real Estate closing attorneys, that typically hold earnest money as part of contracts, can call you or e-mail you with correct wiring instructions. We see scam artists create e-mail addresses and pose as the closing attorney asking for the earnest money or funds to purchase a home. They will change a letter off of the closing attorney's e-mail address and hope their target does not notice. The scammer will then try to get their target to wire the money to the scammer's account instead of the real estate closing attorney. With home purchases, we are talking about losing a significant amount of money. 

My suggestion here would be to close with a trusted real estate attorney and have your realtor double check everything, including wiring instructions, before you send. You could also call the closing attorney before you send the wire to make sure the wiring instructions are correct. Wire fraud is very common. 

Perhaps the most essential part of putting a property on the market is value analysis. There needs to be data behind the list price. Recent sales of similar properties in the vicinity of the subject property should be considered. Even in a great market, you cannot just throw a price out there. You need comparable sales to support the value. Many homeowners take pride in their home which is a great thing. However, when it comes to pricing, you need an objective approach. Many buyers will not see the same value in an aspect of the home that you will. For example, a pool that you spent a significant amount of money on, may be viewed as an expense or liability to a prospective buyer, especially one with children or pets. Another example is a very custom renovation. You may love the purple color of the walls but most buyers would like something more neutral like a grey or white. Price is the most important part of listing a property. Many sellers forget this. You do not want your listing to sit with no activity. A pre-listing appraisal is a great idea.

Just like selling a car, a home needs to be in tip top shape when listed on the market. All aspects of the home need to be in good working order as well as a clean home. I advise my clients to have a pre-listing home inspection to ensure this. It is better to be proactive with real estate than reactive. Handle issues upfront and do not wait for the buyer to find them while under contract. If you cannot handle these issues, then the price needs to reflect the expense to handle these items

A first impression in real estate is everything. Once the property hits the market and the internet, presentation is everything. Professional photography, including drone photography when appropriate is a must. A detail-oriented approach is vital. Detailed remarks that showcase the property's strengths and potential is essential. You want to grab potential buyers' attention while making them comfortable with the home.

A Realtor can handle and should handle all of this for you. They should be your guide through the home selling process. Take your time with listing preparation and pay attention to details, it will pay off for you!

Well, at 13 years of age, for a summer job, I was hired on at Hillcrest to do a little of this, that, and the other. During that summer I also played on a little league baseball team sponsored by Lindsey Realty. I played catcher because I was short, chubby, and not the quickest of humans. All you have to do as a catcher, my coach said, was stop the pitch with your open glove as the ball comes over the plate. I learned from experience you could also stop the pitch with your chest protector, mask, shin guard and protective cup. The latter is not highly recommended.

One Saturday with our baseball coach out of town, I invited our Lindsey's baseball team to practice on the sprawling front lawn of Hillcrest Funeral Home. Permission was given and at the appointed time nine of us showed up to play. A mix-up meant we only had one baseball to use but we were excited about the day and proceeded to rearrange the lawn of Hillcrest into a baseball diamond that would make the groundkeeper at Ponce de Leon Park weep. Without permission we borrowed 3 pillows from the couch in viewing room number 3 to be used as bases. Took the yellow cushion off the chapel organ stool Ms. Mills sat upon to play "In the Garden" hundreds of times a year to be used as home plate. Then carefully removed the small shelf in the entry way which held the "Burning Candle of Perpetual Light" so we could use the shelf for a pitching rubber. All was set. Play ball!

The first batter fouled a pitch sending our only ball bouncing up the driveway where it eventually rolled into the casket barn whose door had been left slightly ajar in anticipation of a delivery later that day. Immediately, the team began running after the ball because to lose it meant we were through. Weighted down by a chest protector, mask, shin guards and cup along with a genetic disposition towards heaviness I was the last to arrive at the barn. Aristotle once said, "We become brave by doing brave acts." But I bet Aristotle was never faced with the challenge of having to go inside a dark barn full of caskets to retrieve a baseball.

Channeling my experienced mortuary employee side, I said, "okay, I need 3 volunteers to go with me to get the ball. " They were not familiar with Aristotle, so no one wanted to go. After a good minute of silence one teammate said, "I'll go if you let me wear your mask". Another, 'I will go if I can wear the chest protector". "If I can wear the shin guards" another said, "I will go as well". So now armored up, and me with a cup, the four of us entered the dark barn in single file line like a stack of Navy Seal's from the movie, Zero Dark Thirty.

As the darkness enveloped us and our hearts relocated to our throats the mask one yelled "lets crawl in case there are bat's." Shin guard responded, "what if there are snakes"? Chest protector screamed "lets duck walk." So that's what we did. And it was a decision which would prove to be a disaster. For in order to duck walk we had to utilize the caskets as handles to help push our way through. The problem was each casket was sitting atop a four wheeled dolly meaning every time we touched them, they would begin to roll.

Well, it didn't take long as we pushed through for all the caskets to begin moving like a wave from a Tsunami. Fearing we would be crushed I yelled to the boys outside, "open the door"! The good news is the door to the barn was immediately opened. The bad news is that when it opened a casket in full roll caught the threshold of the barn and rolled right on out, catching the downslope of the driveway and took off down the dogwood lined lane.

Hastily emerging from the barn, we armored ones witnessed the horrific scene firsthand. Five frantic 13-year-old boys in pursuit of a casket rolling down the driveway of Hillcrest Funeral Home.

Fortunately, the casket missed the mailbox, skirted a magnolia, and rolled over a pothole which slowed its momentum just enough for the boys to catch up with it and stop its roll. I was the last to arrive at the bottom of the driveway because my husky pants had actually ripped during the duck walk in the barn and I had to hold them together while running.

All of us were panting now. Breaths were hard to come by while the ramifications of what we had done began to slowly overwhelm us. I said, "Guys, we have to put everything back or I am in real trouble."

Now, they all could have scattered at that point. They all could have left me alone to take the heat for what had taken place. But they didn't leave. In fact, not one of the 8 budged.

They all stayed.

"Let's get to work" the one with the mask said and so we did. Choosing to work together, the pillows were returned to viewing room number 3. Ms. Mills cushion found its way back to the organ while I personally returned the small shelf to the entry way and placed the "Burning Candle of Perpetual Light" back in its sacred position. We then rolled the runaway casket back up the drive to the barn and placed it inside with its other caged friends. So, after all that, you may be wondering if we ever found the baseball. No, we did not, we actually found something far more valuable. We found out what true friendship meant. We found that being honest and admitting we contributed to a mess was freeing. We also found that choosing not to blame, point an accusatory finger, or yell with toxic venom directed at another was life sustaining. Sure, it didn't turn out perfect and we did get in trouble. There was a big scratch on the casket, more than a few grass stains on the pillows from viewing room number 3 and the inseam of my husky pants was blown. But no one walked out on the others. Took the cowardly road home. We faced the situation together and made it through. Now, I happen to believe, that the lesson we learned 53 years ago in the driveway of Hillcrest Funeral Home is a lesson that would still be beneficial for us to remember today as we face division, discord, and toxic rhetoric all around. For the truth is, like those mortuary boys of days gone by we have all contributed to this mess we are experiencing right now in some way. And we can't' abandon each other at the bottom of the driveway. We can't simply blame the other for believing differently, or looking different, or having a more progressive or conservative view of important issues and then run. We are all better than that. We need to find a way to stay to together, united, caring for one another, having each other's back, because that very well may be the only way for us to make it through.

So, thanks Lindsey Realty teammates for teaching me this lesson years ago. Thanks for not leaving me to face the circumstances of a runaway casket all by myself. Thanks for being my friends. I hope you remember what we learned that day also and it has served you spiritually and emotionally down through the years as well..And if I may ask one more thing. Since I don't live in Newnan anymore. If one of you Lindsey Realty sluggers happens to be passing Hillcrest in the next few days, would you run in and make sure I re-lit the "Burning Candle of Perpetual Light" when I put it back in 1968. Because for the life of me, I cannot remember if I did. And one more thing. While there if you do decide to go into the casket barn, don't duck walk! For you will split your pants and all manner of problem will rain down upon you. Trust me. I know!

A significant reason for this sudden change is the increase in rates. In late June, mortgage rates rose above six percent. The Federal Reserve announced a large 3/4 percent raise of interest rates in June. The Federal Reserve has also stated that they expect to raise the rates several times this year and next to combat rising inflation in our country. All this seems to have cooled real estate buyer activity. As mortgage rates rise, a mortgage payment becomes higher and higher. An article I read recently from Lawrence Yun, from the National Association of Realtors, stated that the payment on a $300,000 mortgage went from $1,265 in December of 2021 to over $1,800 in June of 2022 because of the mortgage rate increase. This is pricing many buyers out of the market. 

Another reason buyers are leaving the market is how competitive the market is. I wrote about this in a recent article as we are seeing home buying fatigue. Some buyers are tired of losing multiple offer situations over and over. We are seeing large institutional cash investors frequently out bid occupant buyers obtaining a mortgage. Many buyers are simply waiting for the market to cool down.

In fact, this "cool down" could be a good thing for the real estate market and economy in the long run. Jerome Powell, the chairman for the Federal Reserve, has stated that the housing market needs a "reset," particularly for young homebuyers. Prices have kept increasing despite an increase in listings and a decrease in buyer traffic. It is still a seller's market in Coweta County, just not as strong as it once was. While the market is shifting, I do not think prices will cool down as quickly as many buyers hope they will. 

Jess Barron is an Associate Broker with Lindseys, Inc. Realtors and former President of the Newnan-Coweta Board of Realtors.

What is it like finding a house to purchase in 2022? You have probably heard through someone you know how competitive it is. Maybe you know from your own experience. With a low supply of listed properties and high demand to purchase, it's a battle to find the right house for you.

Finding the right house is a fight all in itself. At the time I writing this, there are only 165 homes listed for sale in Coweta County. If you are interested in any of the properties, you can expect to compete with other buyers for the same home. I have had as many as 21, 22 and 30 offers on the same house recently. In these situations, a strong cash offer with no contingencies usually wins out the bidding war. Competing with this many buyers is a not typically a formula for success. This is where your Realtor should come in.

A good Realtor, that is connected to the local market, should know of opportunities off the market. In other words, an experienced Realtor should know of homes for sale that are not listed in the Georgia Multiple Listing Service (GAMLS) or Zillow. This is key for buyers looking to purchase in this crazy market. You may need your Realtor to contact homeowners and send letters to properties that are not listed that interest you.

So how "bad" is it out there? Per GAMLS, new listings were down almost six percent from March 2021 to March 2022. Active listings were down over 20 percent. Average days on market were down to 20 days from 31 days. Sales price increased by over 13 percent year over year. The supply of listings is decreasing and demand seems to remain steady. This is causing the prices to increase.

If you can locate a property before it is actively listed on MLS or Zillow, you are essentially eliminating your competition for the property. This should prevent a bidding war and drastic price increases caused by that. Most property owners are aware of how strong a seller's market we are in, and will still want top dollar for their home, even in an off-market situation.

As interest rates rise, many experts expect the housing market to cool. In theory, this makes perfect sense. I am just not seeing a drastic difference here in Coweta yet. It is still highly competitive for buyers. Having a good Realtor guide you through a market like this is as important as ever.

This example, from Rocket Mortgage, of a one percent increase in a mortgage rate shows you the difference a percentage can make. This will prevent many "fringe buyers" from purchasing: By way of example, say that Taylor, a 30-year-old woman who is a first-time home buyer, wishes to obtain a 30-year fixed FHA loan on a new home with a 20% down payment. Below, you can get a sense of just how much she stands to save, given a 1% difference in interest savings on her 30-year mortgage.

On January 26^th, 2022, the Federal Reserve, the central bank of the United States, strongly hinted at raising the interest rates. The Reserve said with inflation rates well above two percent, it could start raising interest rates as early as March of this year. Many experts believe this is the first of several rate increases this year. This will cause mortgage rates to rise. With increasing home value and prices, as well as rising mortgage rates, purchasing a home will become more difficult.

Now is a good time to buy before the rates and prices rise any higher. We are also seeing a large increase in the supply of listings here in Coweta County. We are at the very start of our listing season. It is a good time to start looking at property if you are not already.

Realtors have seen buyers battle it out in multiple offer situations during this current real estate boom. A low supply of homes for sale only increases the competition between buyers. More specifically, a low supply of "smaller" homes has significantly increased the value of homes that baby boomers (our older population) and first-time buyers would like to purchase. These two groups of the population, while very different, are competing over the same type of home in many situations. 

Many younger buyers are looking for a smaller first home that fits their budget. At the same time, our older population is looking to downsize, decrease their budget, and have less to maintain at their residence.

Most new construction is outpriced for these buyers. Of the 71 new construction homes for sale in Coweta County at the time this article is being written (according to GAMLS), the lowest priced is $334,900. 63 of the 71 new construction homes are priced over $400,000. This leaves a significant portion of the two groups of the population to battle it out over residential re-sales.

Contributing to this low supply of smaller homes, is the fact that "they just do not build them that small anymore". The minimum square footage for a new home in Coweta County is 1725 square feet. I see re-sale homes under this size go for well over $150 a square foot and some of the nicer ones push $200 a square foot.

So, who is winning these bidding wars? Typically, it is the cash buyer. With less contingencies and quicker closing times, the cash buyers will win the bidding over financing offers, even if their offer is less sometimes. These means that the baby boomers are often winning the bid and closing on the home since they typically have more cash than the younger buyers. Our baby boomers are often able to take the equity out of their current home, savings, 401k, etc. and pay cash. The younger first-time buyers, usually having a heavy amount of financing, are having to go find another home to bid on. This can be very frustrating.

Being cyclical, the real estate market will eventually turn and favor the buyers at some point. But right now, it is a very competitive time to purchase a home, particularly for someone looking to downsize or purchase their first home. Seems like it is a good time to build a small, affordable home.

Santa Claus will arrive soon, and, hopefully none of us will be disappointed in our gifts, because over 2000 years ago we received the greatest gift of all!

The little baby who was born in Bethlehem in the lowliest of circumstances is that wonderful gift from God. He looked down and saw man's situation, without hope, and he gave us HOPE for eternal life.

A gift undeserved, for sure, but because of his GIFT, we all have a chance for eternal life, simply by believing in that little baby, Jesus, the true Messiah, A/K/A The Christ!

The shepherds were told by the angels where to find Jesus and the wise men followed the star to the baby's location. They brought Him gifts of gold, frankincense and myrrh, the best that they had, but nothing compared to what they, and we all, received.

Let us stop all the frantic buying of gifts, the musicals, the parties, the celebration, just for a moment and ponder the significance of the event. The greatest and most important event ever!!!

Merry Christmas!

The local real estate market in Coweta County has a lot to be thankful for this year. We may not think about it, but one of the most obvious reasons is our close proximity to the busiest airport in the world and the city of Atlanta. Another reason is that the fact that interstate 85 runs through the middle of our county. Coweta has attracted many types of industry and businesses through the years but big names like Amazon and Goodyear are here now. The Coweta County Development Authority does a nice job of bringing in prospective businesses to our area. Personally, I am seeing more and more employees from large companies like Chick-Fil-A , Coca-Cola and Delta purchase homes in Coweta as opposed to the northside of Atlanta. Having an affordable cost of living with attractive housing options helps us attract new people here. Having a good school system really helps as this is a very important factor for families with children when selecting where to live. We are lucky to have a good school system with nice private schools also available.

Most of the people that live here in Coweta seem happy to be here and do not want to leave. Looking at the number of homes listed for sale, they are very scarce, and we have less than a two-month supply of homes available to purchase. Many sellers are staying in the county and moving locally. The number of buyers and the demand for housing outpaces the number of properties for sale. I have seen more buyers from outside of Georgia this year than any year I can remember. The individual cities and the county have done a good job providing attractive amenities. One example is the Newnan LINC or walking trail system. It is like our own version of Atlanta's Beltline.                  

With this rapid growth, good leadership and "smart growth" is essential. We are fortunate to have good leaders in place to protect our hometowns and grow with vision. You see many practices in planning, involving density and best uses for properties, by our local leadership.  

Coweta County is in a prime position to flourish in the next decades. Some of this is simply due to our location while much of it is due to planning, developing, and good leadership. Simply put, Coweta County is just a nice place to live. That is something we can all be thankful for over the holiday season.

Has the real estate market slowed down? I receive this question a lot. The simple answer is yes. However, the market is still very busy and it is still a strong seller's market. The number of closings in Coweta County this year has decreased 5.53% since peaking in July, per the Georgia Multiple Listing Service (GAMLS). The number of closings was down 12.8%, year over year, from last September.

Another question I am often asked is about the number of homes available on the market. The listing inventory is still historically low. In June of this year there were 392 new listings on the GAMLS. That number was down to 274 in September, a 30% decrease. The number of new listings was down 13.3%, year over year, from September 2020.

As you might expect with the number of properties for sale down and demand remaining steady, the prices are still increasing. The average sales price in Coweta County for September 2021 was $366,103. This was a 18.9% year over year increase from September of last year. I was licensed over 15 years ago and can remember when the average sales price in Coweta was below $200,000. It is still a great time to sell your house.

So, what does all of this mean? To me, it shows that we may be at the peak, or already hit the peak for the most recent real estate boom. Many buyers have decided to lease, or wait, until the market "cools down." It is extremely frustrating to try and purchase a home and lose out to other offers on the same home. Per the National Association of Realtors (NAR), cash buyers account for 23% of existing home sales. These cash buyers are winning most multiple offer situations.  Many people would sell their home but cannot find anywhere to move with the low inventory of listings and inflated prices. Having a Realtor working for you to hunt properties, both on and off the market, for you is essential. We are frequently able to find properties off the market for you to purchase. In this market, that is often what it takes to purchase a home.  

As I write this, it is the latter part of October and Halloween is approaching.  Usually, there are ghosts and goblins and other scary things about.

This year, it is the Los Angeles Dodgers that are scaring everyone.  Last year, the Braves were up three games to one over the Dodgers and we felt confident that the Braves would be in the World Series.  However, the bizarre happened and the Dodgers won the next three games and they went to the World Series and won.

This year, guess what, the Braves again lead the Dodgers three games to one, and they play the next two games in Atlanta.  Again, the Braves duly need to win one game to reach the World Series.  Will they win this year, or will the big bad Dodgers win again?  We will know this weekend.  So, stay tuned.

As a lifelong Braves fan, I know that the Dodgers have always been scary.  I saw Sandy Koufax, Don Drysdale and Don Sutton win many games pitching against the Braves.  Through the years, we always seem to find a way to lose to the Dodgers.  All I can do is hope and pray that for once, it will not be deja vous, and the Braves will win and go to the World Series.  As always, Go Braves!!

PS:  We call Will Smith, the Braves closer, Heart Attack Will Smith, and we need nitroglycerin whenever he comes in.  Saying all that, I believe that he will close the big one this time.  We are proud of Will and all our Braves!  This has been such an exciting and fun season!

PPS:  Well guess what!  The Braves actually beat the Dodgers and won the NLCS!  Go Braves!  Now the Houston Astros are next in the World Series.  The first World Series for the Braves since 1999.  Go Braves!

Jerome Dunson, Newnan High School Class of 69, died on July 31, 2021. We lose more of our friends each year, and we miss them—each contributed to our class and our high school experience. Nevertheless, Jerome's passing struck us especially hard. He was not only a great athlete, friend, and person; Jerome was also a pioneer, a trailblazer and a peacemaker.

Many of you remember the turbulent times of the late 60s. Integration was a new and challenging frontier. Many of us believe that Jerome was a major reason there was no violence and very little trouble at Newnan High School during this time; he became the face of integration for the Class of 69.

Jerome's skills on the field and court made him well known, and his personality, charm, and attitude made him a friend to all who knew him. Placed in the spotlight at Newnan High School, his life, attitude, and many contributions made our transition to integration seamless. Our class selected him as a Senior Superlative, and he was Most Valuable Player on the basketball team and Captain and Best Defensive Back on the football team. In fact, Jerome was honored with the national award for high schoolers from the 100% Wrong Club for his contribution to race relations. With this legacy in mind, a group of Jerome's classmates have decided to initiate a scholarship to honor him and his family (wife, Brenda; son, Jerome, Jr.; and daughter, Jahan). 

The Jerome Dunson Memorial Scholarship will be awarded annually at the Newnan High School Honors Night to a graduating senior at Newnan High School who exhibits the exemplary traits demonstrated by Jerome: athletic ability, above-average grades, high regard of his peers, significant contributions to the school through extracurricular activities, class leadership, and community involvement. The Newnan High School Faculty will select the individual who, because of these traits, has made a difference in school, community, and classmates' lives. We hope the award will become a highlight of Newnan High's ceremony. The Coweta Sports Hall of Fame, a 501(c)(3) tax deductible organization, which recognized Jerome in 2017, will administer this annual scholarship.

We invite you to honor Jerome with a contribution to this memorial scholarship and to make it possible for other similarly worthy students attend college or vocational school. Honoring this beloved classmate will lift up his example and nurture his legacy of community. Please mail your tax-deductible check, made payable to The Coweta Sports Hall of Fame.  Please be sure to note "The Jerome Dunson Scholarship Fund" on your check.  Mail to:  The Coweta Sports Hall of Fame, P. O. Box 2627, Newnan, GA  30264

We hope to raise enough money to disburse a significant annual scholarship from earned interest and to make this one of the most anticipated, coveted scholarships at Newnan High School. When added together, our contributions can make a difference in the life of a deserving student and our community.

Thank you for considering this request. I hope that you will join us in this endeavor. Please feel free to give me a call at 770-231-9535 if you have any questions or suggestions.

Frank Barron, NHS Class of 1969 President                                             

Committee Members:

• Jack Powell, MD
• Joe Parks, MD
• Bud Freeburg
• Taylor Glover          

It was a day that rain was predicted, and no one thought that the Newnan Cougar Classic would be played; however, things changed, and we were able to play all 18 holes.

The Lindsey's team was made up of "Double Eagle" Doug Hand, "Long Drive" Chris Bass, "Bogey Free" Blake Oxenreider and "Chipper" Chip Barron.  Everyone contributed and we wound up very presentable.  It was fun!

We did have an eagle on the "Trail of Tears" Hole Number 4. Never mind that we teed off from the green tees. Chris Bass nearly drove the green. I chipped to three feet and Blake Oxenreider made a clutch putt for the eagle.

Doug Hand made an outstanding chip on Hole Number 11 as well as several nice putts, and Chris Bass made two very long putts for birdie.  We played hard, had fun, and got to enjoy the comradery that a golf team event brings. We all pulled together and contributed in our own unique ways.

Why not put the Lindsey's, Inc. Real Estate team to work for you? We all pull together to make your buying or selling real estate experience a great one. We are knowledgeable, hard-working and we truly care about our community and our clients. We make your wants and needs our top priority. Please give us a "shot", and we will use our various talents to make your purchase or sale a success.

  As the current real estate market stays competitive, multiple offer situations are extremely common. Realtors are seeing homeowners receive multiple offers on their property, with several different types of financing involved with the offers. We are typically seeing cash, conventional financing, FHA financing, VA financing and contingency offers (buyers need to sell their current home before purchasing their new home). The cash offers normally win these multiple offer situations as they can offer a quicker closing with little to no risk being taken on by the seller. Appraisals are typically waived with cash offers. This is important as properties are not appraising. Buyers are overpaying to secure housing in this market with a limited supply of listings and high demand. 

  So, what can the buyers that require financing do to be competitive in this market? Many buyers are waiving their due diligence, or inspection, period. Others are offering to pay the difference between the contract price and the appraisal value if the property does not appraise for the sales price. Not everyone is able to do this.

  Lenders are getting creative to aid buyers. We are seeing "cash advantage programs" and cash out refinancing being offered by mortgage brokers. The real estate world has seen something similar before. "Rent to own" programs were common during the recession 10-15 years ago as buyers struggled to purchase during the recession. This cash advantage program is different however, just as the market is different today.

  These cash advantage programs and cash out refinances are a great option for someone with a property to sell first before buying their new property. Most sellers will not accept a contingency offer if a buyer has a home to sell first before purchasing their new home. With these alternative programs, buyers can move into their new home without selling their current home first. The lender works with companies like Ribbon to purchase the home, with cash, for the buyer. The "buyer" then has 180 days to buy the home back from Ribbon. Buyers must be mortgage-eligible to qualify unlike other rent-to-own programs. Companies like Ribbon make money on transaction fees.

  I would suggest consulting a local and active mortgage lender with questions about this program and cash out refinancing. Ribbon.com is a great source of information for this process. In this historically competitive market, buyers need to consider any and all options before making a decision as important as the purchase of a home.

FATHER'S DAY AND LINDSEY'S

When I think of Father's Day each year, I, quite obviously, think of my wonderful father who passed away in 2007, Lindsey Hand Barron, born in 1923.

My dad grew up in Newnan and graduated from the old Newnan High School that sat on the corner of Jackson Street and Temple Avenue.

He worked after school each day at Kessler's on the court square, and he delivered newspapers.  From day one, he was an entrepreneur.

He attended Emory at Oxford College for two years and, then, attended Emory University in Atlanta for two years.  He was one of seven students chosen as the most outstanding, plus he was President of Sigma Chi Fraternity.  Not only that, but he, also, ran his own business picking up for and returning laundry to the other students.

He, then, joined the Navy in World War II, trained in Chicago, and served as an ensign, gunnery officer, on an LST in the Pacific Theater.  He was at Iwo Jima, Okinawa and Guam.  He even saw the flag raised at Iwo Jima.  Their job was to put the Marines on the beaches and then pick up the few that survived.

Returning home he started his own soft drink bottling plant in Woodbury, Georgia, after which, he received the Pepsi franchise for 16 counties from Columbus to Rome in Georgia.  He put his bottling plant in his hometown of Newnan.

He, also, had a plumbing and electrical contracting business as well as Westinghouse appliances business, and, later, he opened a furniture store where the Newnan Times Herald is now located.  He began doing real estate in the back of the furniture store, plus he had the Hartford Insurance Agency.

Finally, decided to go into Real Estate full time, he sold everything and moved to 12 Jackson Street, where his Real Estate business began in earnest.  It is still thriving and growing today.

My brother, Frank and I had the most generous, selfless, hardest working dad, but he always had time for us.  We came first for him, no matter how busy he was each day.

He put together the land that now is White Oak and Shenandoah as well as Summergrove.  He was the developer of many subdivisions including Sherwood Forest (he got the names from my Robin Hood book), Pleasant Grove, Windsor, Lynhaven, etc.

His last hurrah was his dream of a first class home for retirees.  That dream became Wesley Woods of Newnan-Peachtree City.  He planned and implemented every detail.

He was President or Chairman for most every civic organization in Newnan, from the Newnan Kiwanis Club, to the Community Chest (now United Way), and the Chamber of Commerce.  He was Chairman of the Deacons of the First Baptist Church, and he served on the Newnan Hospital Board of Trustees as well as the First National Bank Board of Directors.  He was chosen Man of the Year and even, Man of The Half-Century in Newnan and Coweta County.

Frank and I have tried our best to follow in our Dad's footsteps.  We believe in giving back to our community.  This Sunday, I will think of my dad, Lindsey Barron, the "Lindsey" of Lindsey's, Inc. Realtors.  I am forever grateful to and proud of my father.  He was the best example of what a "Dad" should be, and, he taught us to follow the Golden Rule each day.  He instilled in us a love of our family, of our friends, of Newnan and Coweta County, and of our church.  We do our best to follow his lead.

Happy Father's Day!

We are seeing the same issue across the state of Georgia. In fact, the number of new listings in the first quarter (Q1) of 2021 decreased 10% from Q1 of 2020 according to the Georgia Association of Realtors (GAR). The average days on market for a listing dropped 34% year over year. The number of pending sales, closed sales and the average sales price all increased dramatically year over year. The average sales price in the state of Georgia is $323,831. We are in a very strong seller's market.

If you have friends in the real estate business or if you are ever on social media, you have probably seen some humorous memes and posts regarding how intense this market is. Well, it is all true. Buyers are fighting and scheming to try and beat out other buyers to purchase a home. We are seeing multiple offer situations with over 20 offers on a single home. A real estate agent in another county said she received over 100 offers on the same property.

Displaced tornado victims are also looking for housing. Some people are looking for temporary housing and rentals, while others are purchasing. I have been surprised at the number of people who are looking to purchase while the situation with their current home is being resolved. This tragic situation has only increased the demand for housing in the county.

There is hope for buyers though. Besides, historically low interest rates, there are some positive things to consider moving forward. There is a significant amount of new construction being built and coming to the market right now. D.R. Horton's development at Poplar Preserve features homes in the $200,000 and $300,000 price ranges. D.R. Horton is also building homes in Senoia at Heritage Pointe in Senoia in the $300,000 and $400,000 price ranges. Parkside Estates in Palmetto, a Hughston Homes product, is offering homes in the $300,000 to $400,000 price range.         

It is hard to say how much longer these current market conditions will last. In my 15 years of being a licensed Realtor, I have never seen the market this competitive. I do not find this to be sustainable. I do see the current conditions continuing in the near future but after that I am not sure. We could be at or near the peak of a seller's market.

Most Realtors here use the Georgia Association of Realtor (GAR) Forms for contracts. The purchase and sale agreement specifically has language dedicated to this situation. Section 3C of this form states:

Risk of Damage to Property. Seller warrants that at the time of closing the Property and all items remaining with the Property, if any, will be in substantially the same condition (including conditions disclosed in the Seller's Property Disclosure Statement or Seller's Disclosure of Latent Defects and Fixtures Checklist) as of the Offer Date, except for changes made to the condition of Property pursuant to the written agreement of Buyer and Seller. At time of possession, Seller shall deliver Property clean and free of trash, debris, and personal property of Seller not identified as remaining with the Property. Notwithstanding the above, if the Property is destroyed or substantially destroyed prior to closing, Seller shall promptly give notice to Buyer of the same and provide Buyer with whatever information Seller has regarding the availability of insurance and the disposition of any insurance claim. Buyer or Seller may terminate this Agreement without penalty not later than fourteen (14) days from receipt of the above notice. If Buyer or Seller do not terminate this Agreement, Seller shall cause Property to be restored to substantially the same condition as on the Offer Date. The date of closing shall be extended until the earlier of one year from the original date of closing, or seven (7) days from the date that Property has been restored to substantially the same condition as on the Offer Date and a new certificate of occupancy (if required) is issued.

If you are, or know, a Realtor whose home has been damaged by the recent tornado in Newnan, please remember the Georgia Association of Realtors' Disaster Relief Fund for Realtors:

GAR Disaster Relief Fund
6065 Barfield Road NE
Suite 200
Atlanta, GA 30328
Toll free 866-280-0576 φ Fax 678-922-7750

www.garealtor.com

It is so wonderful to be approaching spring after a long winter. The grass and trees are coming out, and warmer weather is on the way.

Spring is our best real estate selling time of the year. People are ready to get out and enjoy the outdoors. Many are being planting beautiful things in their yards and many are gardening, fishing, biking, playing baseball or golf, hiking or just plain walking in God's wonderful creation.

How one cannot enjoy spring is hard to understand. Maybe it is the pollen, which is the only negative to many of us at this time of year.

This time of year, people start looking for homes, land and home on land. With the market so strong, it is a great time to be a seller, conversely, the interest rates are low, so it is a great time to be a buyer.

All of us at Lindsey's, Inc., look forward to being of service to you, our clients and customer. We are seeing real estate values increasing along with building costs, so it is important to move forward with purpose before real strong inflation becomes a factor.

The interest rate will not get any better than now, so do not wait. Spring has sprung, and real estate remains the best hedge against inflation. Do not miss this opportunity.

We are all the recipients of God's love and grave, and we are reminded at Easter that we have a Savior who so loved us so much that he gave his all for us. Don't forget what Easter really means this year.

It is not just the Easter bunny or Easter eggs. Its meaning is much more important and everlasting. Because He lives, we can, too.

As I walked down LaGrange Street, Greenville Street, Alpine Drive, Woodbine, East Broad Street and Hollis Heights over the weekend, one thought came to me. We really are Newnan Strong, and everyone is pitching in and helping those in need. There has been such an outpouring of support that we cannot stress enough the wonderful fabric of our community.

The magnificent trees are gone, and blue tarps are everywhere along the storms path, but there is an optimism and a determination to build back and make things even better than they were before. It will take time, but the scars will heal.

One miracle is that only one person died during the storm. The EMTs could not reach Barry Martin in time due to the obstacles caused by the storm, and we lost a very fine man. Saying all that, with the killer tornado being a CAT 4, many more people could have died.

Praying in our basement during the storm, Margaret and I watched the most unbelievable lightning show ever seen. Thanks to the early warnings of our City and County disaster officials, most of us got the word before the storm arrived. Much appreciation is due to those who gave us all a heads up. The loud announcements awoke us in time to prepare. Even though our part of Newnan was spared, we were so grateful and impressed that we were warned promptly.

Our hearts go out to all those who lost their homes, those whose homes and cars were damaged. We are Newnan Strong, and we will get better. No community could have reacted better to such a disaster. Although things will never be exactly the same, including my beloved Newnan High School, my father's alma mater, my alma mater, and two of my children's alma mater, it, too, will get better. As my Dad always said, "This, too, shall pass". We must move forward in spite of these temporary obstacles. Newnan is still "The City of Homes" and Coweta County is the best place on earth to live because of the generous, great people who inhabit this part of God's wonderful creation.

"It's a feeding frenzy. I listed the house at 9:30am and had seven showings by 12:30pm. I am writing an offer over the list price right now." This was the answer by a Realtor in our office when I asked how his new listing in downtown Newnan was going. We are seeing similar situations all the time in the current real estate market. The demand for housing is very high and the supply of listings are very low. This is creating a feeding frenzy for buyers looking for homes.      

As of February 22^nd, 2021, there were only 212 single-family detached homes listed for sale in Coweta County, on the Georgia Multiple Listing Service (GAMLS). The numbers of homes listed for sale continues to decrease. Real estate listings are a premium in the current market settings. I can remember as recently as a few years ago when there were regularly 600-800 single family detached homes for sale.

This makes the knowledge of what is available for sale and what is coming to market very important. The ability to discover listings that are coming to market or properties that are off market for sale is extremely important for real estate agents. A Realtor with this knowledge and a strong network of contacts is essential right now.

It is not just Coweta County that is experiencing this tremendous seller's market, the state of Georgia is as well. The Georgia Association of Realtors released their monthly housing indicators for Georgia for the month of January 2021. Closed Sales increased by 13 percent year over year with median sales prices increasing by 16 percent.

• New Listings decreased 18 percent to 12,987
• Pending Sales were up 13 percent to 12,639
• Closed Sales were up 13 percent to 9,660
• Inventory levels shrank 51 percent to 18,608 units
• The Median Sales Price increased 16 percent to $225,000
• The Average Sales Price increased 18 percent to $315,135
• Days on Market was decreased 35 percent to 41 days
• Months Supply of Inventory was down 56 percent to 1.4 months

I do not see these trends changing as interest rates for buyers remain low. The demand to buy will stay strong. 2021 should prove to be a very strong year for homeowners in Coweta County as values continue to rise. Realtors and agents will need to be resourceful to assist their clients in finding homes both on and off the market.

2021 – Real Estate in Coweta County

As we move into the new year, the future of real estate in Coweta County looks bright. There is a great amount of activity in all sectors of real estate including industrial, commercial and industrial. The area in and around "the Moreland exit", or exit 35 off Interstate 85, is seeing spectacular industrial development with huge companies like Amazon and Goodyear operating in massive, 1,000,000 + square foot buildings there. If you drive down Gordon Road from there, you will notice residential developments and subdivisions up and down that road.           

The Downtown Newnan real estate market is as hot as it ever been. The desire to be there, whether with a business or a home, is strong as ever. The prices reflect this robust demand. It is not uncommon to pay $150 a square foot on a residential re-sale to be close to the court square in downtown Newnan. If you take a stroll around the square, you will see a vibrant downtown with many merchants despite the challenges of a pandemic. Most commercial spaces there are occupied with owners and tenants prospering.

New construction makes up a very large part of the inventory of listings in Coweta County. It is a great time to be a homebuilder. New homes are selling quickly at historic prices despite the rising costs of construction materials. Sharpsburg and Senoia contain much of the new construction catalogue in the county.

Historically low interest rates aid buyers to afford more house and pay more for a house than ever before. Rising construction costs and an expected increase in interest rates are something to keep an eye on this year. Right now, the high demand for housing and low supplying of listings are driving the elevated home prices in Coweta County.

55 years old and up communities are also doing well in this current market. Housing for  the baby boomer generation is a huge part of the local real estate market. The Gardens at Arbor Springs, in Newnan, are offering homes from the $400,000's to the mid $600,000's. The Cottages at Lake Redwine, in Newnan, are another 55 and up development. Lots are being cleared and the plan calls for 57 units there. This development is located at the front Entrance of Lake Redwine. Lennar Homes' development at Timberbrook is another popular senior community on Highway 34 E in Sharpsburg.

To say that 2020 was a very strange and challenging year would be an understatement for sure. As we approach 2021, we have the light at the end of the tunnel in sight. With a COVID vaccine on the way, we, also, face the wonderful prospect of no more political advertisements, at least, for a while.

Things should get better in 2021, and with that in mind, it is time to make New Year's Resolutions, as we always do. It is, also, time to set goals for the coming year. That is of utmost importance in real estate.

My New Year's resolution is to be kind to all and to show kindness even to those who are not kind to me. My goal in real estate is to help as many people as possible to achieve the lofty goal of home ownership.

To our friends, clients and customers, thank you for a great real estate year in 2020. It, surprisingly, was one of our best years ever at Lindsey's. This was amazing considering all the issues we faced.

In 2021, we look forward to serving all who are seeking to buy or sell a home, land, commercial property or industrial property. We will treat all with professionalism and respect because our goal is to live according to the Golden Rule, to treat others as we would want to be treated.

All best wishes in 2021!

Chip Barron

Broker, Lindsey's, Inc.

WHAT A FUN TIME OF THE YEAR IS THE CHRISTMAS SEASON! We enjoy all the festivities, music, food, gifts, and decorations; however, sometimes we miss The Real Meaning of Christmas.

As I get older, I have come to realize that it is truly far better to give than to receive.  I get great joy out of seeing the joy and excitement of others, especially my grandchildren. Helping those less fortunate than ourselves gives great joy as well.  We can all make the world a better place by showing love and grace to others.

Saying all that, as Christians we received the Greatest Gift ever given in the birth of Our Savior, Jesus Christ.  That gives me great joy, and real hope, that this life is not the end, but only the beginning.

As I write this message, today is my dad's birthday, December 16^th.  He was born in 1923, so he would be 97 years old, in human terms, today.  When he passed away, June 16, 2007, I was able to accept his passing due to the fact that he was a strong Christian with great faith in Our Lord.  I knew where he had gone, and where he would be always.

My dad, Lindsey Barron, was the founder of our firm, Lindsey's, Inc., and I celebrate, today, the wonderful father that he was to my brother, Frank, and me.  When I was small, he held my hand and watched over me and our entire family.  As I enter the home stretch of my life, I know that he and my mom, Genet Barron, gave me many Christmas gifts, but the greatest gift that they gave to me was teaching me to have faith in Our Lord Jesus, the baby born so long ago in Bethlehem.

In spite of all the difficult experiences of this life, I know that our world has hope, and that we can be optimistic, because a little baby was born in a manger over 2000 years ago.  That is the true and most wonderful meaning of Christmas, that God sent His Son to save all who would believe in Him.  The Greatest Gift of All!

Merry Christmas!

Chip Barron

Closing Time

In real estate, the closing is the grand finale of a transaction. Most closings run smoothly. Unfortunately, some closings do not. The following paragraphs contain information that will enable you to have a smooth closing whether buying or selling a property.

If the real estate purchase involves a loan, the lender must send the borrower the closing disclosure at least three days before closing. This is required by law. The closing disclosure is a from that discloses loan terms, fees, closing costs, the buyer's projected monthly payments, etc. It is essential that a buyer receives this form three days before closing to close on time. If the lender asks the borrower for documents to complete their loan approval, time is of the essence for the borrower to send these documents to prevent a delay in closing.

On the selling side, a clear title is necessary to close the property. This starts when a property owner decides to sell their property. You need to make sure your title is clean in order to sell. A good real estate agent should be able to assist you with this. All the correct parties must sign the real estate contract in order for a valid contract. If there are multiple owners or heirs to a property, all owners must sign the contract. There must be no boundary issues with the property. Also, all liens on the property must be paid off. The most common examples I see are delinquent property taxes and delinquent HOA dues. The closing attorney will run a title search before closing to verify that the tile is in fact clear.

One area that can be a little tricky at closing is the proration of property taxes. You may need to lean on those math skills that you learned on high school and college. A simple way to think about this is that the seller is responsible for the property taxes from January 1^st through the date of the closing. The buyer is responsible for the rest of the tax year. The closing attorney is responsible for prorating the taxes on a per day basis. For example, If a closing is on June 1^st. The taxes would be prorated for the seller to pay the portion from January 1^st to June 1^st. The buyer would be responsible from June 1^st to December 1^st.

If you are unable to attend closing, a mail-away closing, or nowadays a zoom closing, is possible. With a mail-away, the closing attorney will e-mail or mail you the closing documents, to review, sign and overnight mail back. A notary is required for this. With a zoom closing, the closing attorney witnesses the buyer and seller sign with a notary present. They can then scan the signed closing documents to the attorney's office. The closing firm can wire or mail the proceeds to the seller.

 Thanksgiving 2020

What a strange and trying year 2020 has been!  However, there are so many things for which I am thankful!

Here is my list for Thanksgiving, not in any real order:

• My Family. As of now, all are well. Much better situation than 2019.  We are so blessed.  I am so very proud of all of my children and grandchildren.  Each one has special gifts.
• My Friends. They have all been so kind and supportive of me and my family.  Newnan is a very special place, and we are lucky to live here.
• My Business Associates. We have hung in there; and, have had one of our best real estate sales years ever.  That is amazing with all the headwinds we have faced in 2020.  Our agents and administrative assistants have been awesome and the backbone of our success this year.
• My Country and Its Military. It is so wonderful to live in a country where we still live in freedom.  Freedom is not free, as we all know.  Many thanks to those who serve and have served in all military branches.
• My Church. There is such a heart for ministry and missions there.  In spite of the Corona Virus, tithes and offerings to our church have exceeded last year's pace.  My Christian friends are like extended family to me always.
• My Clients, Tenants and Customers. They have been such a pleasure to work with in 2020.  All have been flexible and understanding as we have had to work through all the Corona Virus issues.  It brings me such joy to be of service to their needs.  I look forward to a great 2021!
• Sports. How about the Braves in 2020! In spite of a shortened season, what an exciting one it was.  I cannot wait for 2021!
  • Georgia Tech and Georgia have had unusual seasons in all sports, but each is getting ready for better things once the virus is history next year.
  • The Hawks and Falcons – well, who knows!
  • Newnan, East Coweta, Northgate, Landmark, The Heritage School, etc have all had interesting sports stories in 2020. We have great coaches at all, so the future of local sports is very bright!
  • It was so strange no going to The Masters in Augusta this year, after having been there for 24 straight years.  Watching it on TV was not bad, but I really missed the azaleas, the crowds and the roars that normally are heard there.  I am thankful for all of my golfing buddies and the great camaraderie and that we have all the fun, no matter how bad we play.  You can learn more about someone while playing golf than one would ever imagine.  Being on the winning team for the MGA Ryder Cup this year was a real thrill for an old guy.
• Prayer. I believe so much in prayer, and in 2020, prayers were the main thing to cling to in the adversity that we faced.  I can point out many answered prayers in my life this year.  Remember that sometimes we must be thankful for unanswered prayers.  God is so good and loves us all in spite of our shortcomings.
• Good Food. Not only is my wife a fantastic cook at home, but we have had many great places to eat or, mainly pick up food, this year.  We love trying out new eating establishments, but we have our old standbys as well.
• Shopping. I have done a lot of online shopping in 2020 because we had to shop that way due to the virus.  Saying all that, I missed browsing in brick and mortar stores in person when things were shut down.  Those in the retail business had to adapt or die.  It seems that many have not only survived, but, also, excelled in the new world of 2020.
• Schools. We have fabulous teachers in Coweta County. Our children have been blessed by their courage, foresight and willingness to change in order to provide the necessary learning environment for our children.  I give a Gold Star to all our administrators, principals and teachers who overcame big obstacles and exceeded expectations in 2020.
• My Wonderful Wife – Margaret. She has been by my side for 50 years as of October 17, 2020.  The time flies when you are busy and having fun.  She understands me better than anyone and keeps me on my toes.  Not only is she an outstanding and loving mother and grandmother to our children and grandchildren, but she is absolutely the Love Of My Life.

Happy Thanksgiving!

Chip Barron

VETERANS DAY 2020

On every Veterans Day, I immediately think of my Dad.  He was and is my hero, and he was the founder and inspiration behind our company which he began in 1948.

After graduating from Emory University in 1943, Lindsey Barron joined the Navy and went into training on the Northwestern University Campus in Chicago at the Navy Pier.

His ship was built in Indiana and was named LST Number 587.  They rode it down the Mississippi River and through the Panama Canal into the Pacific Ocean and into the war there.  Their job was to pick-up Marines and deliver them onto the beaches on islands that became household names.

My Dad was an ensign on the LST and was a gunnery officer in charge of a gun used to protect the ship.  He mentioned that one day they received orders to get up at 4:00 a.m., eat breakfast, and then put the Marines on the beaches at Iwo Jima.  He saw the flag raised there and he saw a Kamikaze Japanese plane hit an ammunition ship nearby, saying that the concussion from the explosion knocked everyone down on his LST.

Later on, they put Marines on Okinawa and Guam among other islands.

He told me had the atom bomb not have been dropped on Japan, they would have invaded Japan with little chance of surviving.  He told me had the bomb not have been dropped, he would not be here.

He won many service medals, and he and his shipmates, including the Captain of the LST remained lifelong friends and kept in touch.

Lindsey, also, had a brother, Zeddie, who was at Omaha Beach on 'D' Day and who was in major fighting in France, including The Battle of the Bulge.  Like my Dad, he is, also, a True American Hero.

The name Lindsey's, Inc., means more than a real estate firm.  Lindsey was a businessman, a war hero, and a true Christian southern gentleman who loved his country.  He taught us to always seek to live and work according to The Golden Rule.

I am so honored to be the son of one who risked everything in order to preserve the freedoms that we have today in the USA.  We can never forget the debt that we owe to so many brave Americans in all of our wars.

As of Monday, October 26^th, there are only 458 single family detached homes listed for sale homes in Coweta County in the Georgia Multiple Listing Service (GAMLS). This is the lowest number that I have seen in 14 years of being a Realtor. When I first started in 2006, it was normal to see 2,500 listings for sale on the GAMLS in Coweta County. The local real estate market has an inventory problem and homeowners are reaping the benefits.         

In a market of low supply and high demand, prices will go up. We are seeing this before our very eyes here in Coweta County. I recently listed a remodeled home in Sharpsburg for $215,000. My sellers received 21 offers in three days, as well as four back up offers. All of the offers were over list price as buyers and their agents were alerted that the sellers received multiple offers. The demand for housing, particularly in that price range, is extremely high.

Low interest rates are also driving more and more buyers to purchase a home. I am seeing more first-time home buyers than I can ever remember. I am consistently seeing interest rates below 3%. When I started in 2006, rates were around 8%. The public can afford more house than before.

These market conditions make it very difficult for buyers to purchase home. I often see cash investors and cash purchasers beat out buyers that are obtaining financing to purchase the home. Many buyers will write letters and include family photos to appeal to the hearts of sellers. Unfortunately, it often comes down to a bottom line with homeowners selling their home.

There is another group of sellers that are enjoying the current market conditions in a big way. This group is builders. While the GAMLS shows 458 single family detached listings currently available, the number is actually greater than this. Many builders do not list their full inventory in the GAMLS, only a portion. New construction sales make up about a third of the local real estate sales. I have had several buyers turn to new construction for their new home recently as we simply cannot find what they are looking for in the re-sale market.

It is important to remember the real estate is cyclical. The local real estate economy will not be like this forever. At some point, conditions will change, and the market will become a buyer's market. I have learned to adjust to the conditions and to enjoy the ride along the way.

Contingencies are a normal part of real estate contracts. Realtors typically see contingencies based on the buyer's loan being approved, as well as the property appraising. However, real estate agents are seeing more and more purchase and sale agreements contingent upon the buyer's current home selling. This can be a very stressful task, to time the sale of a buyer's current home with the sale of their new home.

In large part this increase, in contingency contracts, is due to Coweta County having such a strong real estate market. People are hesitant to list their home for sale before looking for a new home, because properties are selling so quickly. It would not be a good idea to sell your home without having anywhere to go. Many buyers are identifying a home to purchase first then listing their home second.

A contingency contract hurts your negotiation power. Contingency buyers are having to compete with cash purchasers and purchasers who do not need to sell their homes first in order to buy. From the seller's point of view, why would you take on a contract that carries the risk of the buyer's current home not selling? Depending on where the purchase's current house is though, the risk can be small. A home in a very popular area or neighborhood will likely sell fast. The conversation and knowledge shared between the listing agent and the buyer's agent is critical in these contingency contracts and negotiations. Everyone needs to be on the same page with realistic expectations. Buyers with a place to stay in between residences are in a stronger position. Their negotiation power is not affected by the contingency of their current home selling. Not everyone has this luxury. Also, most people do not wish to move twice.

A "kickout clause" is often part of the contingency agreement. This gives the seller an option to take on another contract that would replace their current contingency agreement. Kickout clauses often have 24 hour to 72 hour time windows. If a seller receives another offer, the buyer with the contingency will then have 24 to 72 hours to drop their contingency and move forward with contract. If the contingency buyer elects not to move forward, then the new contract would take the place of the contingency contract. This is one of the more complex situations in our business.

An experienced real estate agent with knowledge and experience on contingencies is very important in this market. A skilled listing agent is imperative as it critical to price and market the home correctly in these circumstances. Make sure you consider hiring a capable Realtor in these situations.

All of us at Lindsey's are mindful of and remember what happened on Tuesday, September 11, 2001.  Today is a day of reflection of all that happened that day and the great loss of life caused by those terrorist attacks on our nation.

That event taught us to be vigilant and to not take our freedoms lightly. The defense of our country must always be a priority. We must be smart and strong in opposition to those who despise us.

Today, we face another unseen enemy in the COVID 19 virus. Like a terrorist, it has killed many and damaged our economy. However, our resolve remains strong, and we are confident that together, we can overcome this hurdle.

The USA is made up of many backgrounds, colors and creeds, and we do not agree all of the time on many issues. However, we all do agree on one thing, and that is that we all love freedom. We can do anything, and overcome anything, working together with one common goal. 

Let us take time today to remember what happened on 9/11/2001 and let us resolve to protect and defend our nation and the freedoms that we all love.

Also, let us resolve to love and care for one another.

Real Estate - What Is Due Diligence

When purchasing real estate, it is important to know what a due diligence period is. This is the opportunity for the buyer to do their homework and discover information about the property they are purchasing. The due diligence period is negotiable between the buyer and seller and is part of the purchase and sale agreement. In residential real estate, this time period is typically the first 7 to 14 days of the contract but can be longer or shorter. This is the best time for a buyer to conduct a home inspection. Some people think of due diligence like an option. The buyer can option out of the contract without any penalty and have their earnest money returned in full. Regarding home inspections, the buyer can use the ability to option out of the contract as leverage for concerns found during the home inspection. The purchaser may ask the seller for home repairs during this time period and may opt out of the contract if the seller does not agree. This puts a lot of pressure on the seller to handle some, if not all, of the requests made by the buyer. This is quite the change from the "buyer beware" era of real estate in the past, when there typically was no due diligence period and the buyer was "locked-in" the contract.

Home Inspections are not all that is conducted during a due diligence period. In land purchases, a buyer may perform a perc test, to confirm that the soil is sufficiently permeable to water. This is necessary, in rural areas, for septic tanks. If the land is being rezoned, the purchaser, may need a lengthy due diligence to determine if the local government will rezone the property for the intended use. For example, a buyer may want to rezone a property from rural conservation to commercial. This would require a rezoning hearing with the local governing authority. Typically, you will see several months of due diligence allowed for this process.

In the history of real estate, the due diligence period is still a relatively new concept. Due diligence is controversial to some agents as they see sellers getting taking advantage of. A buyer beats a seller down on price initially during the contract negotiation and then comes back again a few days later to negotiate again during the due diligence period. To protect themselves, sellers can attempt to sell "as-is" with no repairs. In a strong real estate market, the seller can also use their market to advantage. If the buyer threatens to back out during due diligence, it is likely the seller will find another buyer quickly. This gives the seller some negotiation power. At the same time, it may be very difficult for the buyer to find another home in competitive market. 

The real estate market is alive and well in Coweta County. We have seen quite a big pickup in demand in the last week or two. It appears that people have been looking at homes and land online during the shelter in place period, looking at our virtual tours, but now they are ready to see the real thing. We have, also, seen a significant increase in commercial and industrial properties. With all the industrial activity around the Moreland I-85 interchange area, we now are seeing increased interest in the Grantville interchange area, as well. I-85 South is now a hot market. Senoia and the North Coweta County remain strong markets and historic downtown Newnan is starting to awaken. We are amazed at the resiliency of the Coweta County market. We are expecting a big push in activity from now through September of this year due to low interest rates and pent up demand. It is a great time to be a buyer or a seller here, so expect our market to continue to be progressive with all that is happening in our area. We are bullish going forward for Newnan and all of Coweta County.