Inside Georgia Real Estate — Pricing, Affordability, PITI, Insurance, HOAs Host: Deborah Morton | Expert: Deborah Morton, Founder & CEO, Clareo Group Contact:- insidegeorgiarealestate.com Instagram: @theagency.atlanta - @insidegeorgiarealestate

Overview

Deborah Morton tackles the affordability crunch hitting metro Atlanta, where the math just does not add up for many buyers and move-up sellers. She walks through the full cost of a mortgage using the PITI framework, then spotlights the two costs people overlook: rising property taxes and climbing homeowners insurance. She closes with HOA fees and new Georgia legislation arriving in 2027.

Key Takeaways

• Affordability, not price alone, is stalling buyers and move-up sellers across metro Atlanta.
• A monthly payment is PITI: principal, interest, taxes, and insurance, plus HOA costs.
• Lenders cannot give real monthly numbers until you have a property under contract, since taxes vary by county and city.
• Tax assessments finally caught up after rapid appreciation, with some areas up 18 to 20 percent in 2022 and 2023 versus a historic 4 percent yearly average.
• Georgia homeowners insurance is rising fast, and no insurance means no mortgage.
• Roofs need full replacement value coverage, so older roofs can block financing.
• HOA fees keep climbing through monthly dues, initiation fees, and one-time assessments.

Caller Q&A

• No live callers this episode. Deborah shared a personal example: her 30-year-old community split a $10,000 pool resurfacing bill across 50 homeowners through several assessments.

Looking Ahead

New Georgia legislation effective in 2027 will require HOA management to register with the Secretary of State, around a $150 fee. Treasurers must file financial reports and meeting minutes for transparency. This adds oversight on out-of-control HOAs but also adds cost, so dues are expected to keep rising.

Practical Tips

For Owners

• Verify your current tax assessment and budget for possible increases.
• Confirm your roof meets full replacement value standards before listing.
• Plan for HOA assessments, not just monthly dues.

For Buyers

• Model your full PITI plus HOA, not just the loan amount.
• Get a homeowners insurance quote early, since coverage gaps can kill financing.
• Keep room in your budget for retirement, travel, and kids' activities so you are not house poor.

Deborah Morton of The Agency Atlanta joins Dave Baker for a wide-ranging conversation on Inside Georgia Real Estate, breaking down the distinctions that every Georgia homeowner, buyer, and seller should understand.

In this episode:

- Real Estate Agent vs. Realtor vs. Broker: What the titles actually mean in Georgia, why the Realtor trademark matters, and how the Georgia Association of Realtors' code of ethics raises the bar.

- Designations & Training: Deborah explains her Seller Representation Specialist (SRS) and Real Estate Negotiation Expert (RENE) designations and why ongoing education protects consumers.

- Why Licensing Standards Should Be Higher: Deborah advocates for stronger pre-licensing education, especially around contracts that Georgia agents use every day.

- The Market Today: Rising inventory, mortgage rate volatility, affordability pressure, and average days on market climbing from under 30 to 40-70 depending on the community.

- Caller Q&A: Richard in Cumming asks about the role of the broker and the escalation process when issues arise in a transaction.

- A Cautionary Tale: How an agent using the wrong termination form cost a buyer their earnest money - and why oversight matters.

- Squatters in Georgia: New 2025 legislation finally gives law enforcement authority to remove unlawful squatters, plus a real story from a recent closing.

- HOA Reform: Georgia's new requirement that HOAs register annually with the state, what it means for small and self-managed associations, and the balance between property values and homeowner autonomy.

- Permits & Renovations: Susan in North Druid Hills asks about adding an in-law suite coffee bar - Deborah and Dave talk permits, plumbers, electricians, and why multi-generational living is the most requested feature in today's market.

Connect with us:

Website: InsideGeorgiaRealEstate.com

Listen on Apple Podcasts and Spotify

Follow on YouTube

Weekly Buyer (and Seller) Webinar: Thursday at 6:15 PM - register at InsideGeorgiaRealEstate.com

Have a question for Deborah? Send a message through InsideGeorgiaRealEstate.com - she answers them all.

On this Memorial Day weekend edition of Inside Georgia Real Estate, host Shelly is joined by Deborah Morton, owner of The Agency Atlanta, and special guest Scott Chatham of Chatham Landscaping Services to talk about how Atlanta homeowners can tap into record-high home equity to enhance their current homes rather than move.

With affordability challenges, volatile interest rates, and many homeowners locked into low mortgage rates, more people are choosing to stay put longer. Deborah and Scott explain how investing in outdoor living spaces, patios, pergolas, fireplaces, fire pits, and landscape design can extend your usable square footage, boost enjoyment, and increase resale value when done right.

What You Will Learn in This Episode:

- Why homeowners are sitting on record amounts of equity and how to leverage it

- How outdoor living spaces add value and desirability to your home

- The difference between curb appeal upgrades and full outdoor renovations

- What pervious vs. impervious surfaces mean and why permits matter in metro Atlanta

- How easements can impact your landscaping and future sale

- Why hiring a licensed landscape architect or designer is critical

- Budget-friendly ways to create a resort-style backyard

- The importance of flow and accessibility from indoor to outdoor spaces

- A cautionary real estate story about why hiring the right professionals matters

Resources Mentioned:

- Inside Georgia Real Estate: insidegeorgiarealestate.com

- Free Home Report Card download available on the website

- Bi-weekly Thursday evening webinars on buying, selling, and sale contingencies

- Chatham Landscaping Services: chathamlandscapes.com

- Contact Scott directly: schatham@chathamlandscapes.com

Whether you are thinking about selling next year or planning to stay in your home for the long haul, this episode gives you practical guidance on how to make your home work harder for your lifestyle and your future equity.

A special Memorial Day shout out to all veterans and military families. Thank you for your service and sacrifice.