Overview In a season built for nostalgia, Deborah Morton makes a sharper point. The holidays are not only for catching up. They are for taking stock. Around a crowded table, the real question is not “How was your year?” It is “What does the next chapter require of this family, and are our homes helping or hurting that plan?”

This episode of Inside Georgia Real Estate threads three realities into one message. First affordability has stretched the path to homeownership so far that many first-time buyers are now over 40, by Deborah’s account. Second, the stakes of “doing it yourself” have risen, because fraud is no longer clumsy. It is polished, persistent, and increasingly automated. Third, 2026 may loosen the market’s grip, but it will not replace preparation.

What lands hardest is the contrast. A home is where we gather to feel safe, yet the biggest threats described here arrive through ordinary channels: a convincing email, a perfect set of documents, a deed that changes hands quietly. Deborah’s point is simple. Trust is not a strategy. Verification is. And the clock is already ticking.

Key Takeaways • Homeownership is still the most common engine for household net worth, and delaying it delays compounding. • If you want to help a younger buyer, a documented down payment gift can be safer than co-signing, which ties up your credit. • Start the conversation with aging parents early, and lead with care, not urgency. • “Preparation” is a 6 to 12 month habit, not a weekend scramble. • Real estate fraud is expanding. Verify identities, documents, and wiring instructions with a phone call to a known number. • A flatter market can still be fair. Professional execution matters more when margins are tighter.

Caller Q&A • Lynn: Asked about selling a home to her daughter while buying another nearby using a legacy trust. Deborah invited Lynn to message her through the website so the team can address the details.

Looking Ahead • Deborah expects 2026 to feel more balanced, with more negotiating room and a healthier give and take. Plan for options, not predictions. • She cited NAR chief economist Lawrence Yun’s outlook of a 14 percent rise in transactions in 2026, after two unusually low-volume years. • More inventory and more ready buyers could unfreeze decisions for families who delayed moves. • Fewer part-time agents may remain in the business, which could elevate professionalism for consumers who choose full-time expertise.

Practical Tips • For families: Use holiday time to map life stages, caregiving needs, and who may need to live closer to whom. • For buyers: Lock down credit access, keep spending steady, reduce debt, and aim for six months of clean payments before a mortgage application year. • For sellers: Declutter early, donate what you do not need, and assess visible fixes like walkways, decks, and gutters well before listing. • For everyone: Treat any “new wiring instructions” as suspicious until confirmed by voice with the closing attorney or lender. • For owners: Check your county’s property records occasionally, and see if your county offers deed or tax record alerts.

Timestamps

• 00:01 Holiday topics, fraud, and 2026 expectations

• 01:03 The holiday table as a planning meeting

• 03:38 Down payment help vs co-signing risks

• 06:38 Gentle conversations about aging in place

• 09:14 What buyer preparation really looks like

• 13:35 Seller prep: declutter, donate, and repair early

• 17:22 Three fraud scenarios, and how wire scams work

• 23:53 Market outlook for 2026, plus the agent shakeout

• 29:30 Lynn’s legacy trust question

• 30:40 The “bad listing” cautionary tale

Overview

Deborah unpacks talk of 50-year mortgages and removing minimum credit scores for conventional loans, why these ideas aim at affordability yet carry real risks, and how amortization affects equity if you move in five to seven years. Taylor explains what home warranties do, when they help, and common misconceptions. Live calls cover subdividing acreage, foreclosure outreach, barndominium resale and financing, COVID deferments that became surprise second liens, and warranty value.

Key Takeaways

• Extending to 50 years trims payment only modestly while driving total cost up sharply.
• Dropping the conventional credit-score floor expands access but can raise pricing for risk.
• In early years most of the payment goes to interest, slowing equity build.
• Secondary market appetite matters; riskier products often cost more.
• On-time rent may now help mortgage qualification via updated tri-merge reporting.

Caller Q&A

• Charles, Thomaston: Wants to sell house with part of 18 acres and build on the rest. Yes, you can re-plat and record new boundaries with an attorney; local pros can help.
• Lewis, Rome: Behind on payments and contacted by an investor. Work the loss-mitigation path, be wary of lowball offers, and seek trusted local representation.
• James, Conyers: Barndominium resale and financing. Buyer pool and loan options are narrower; great if it is your long-term home, otherwise weigh exit risk.
• Steven, Locust Grove: Are home warranties worth it? They can be, especially for tight budgets and older systems; understand plan tiers, coverage, and claim process.

Looking Ahead

• If standards loosen and data like rent history counts, more first-time buyers may qualify.
• Expect more title surprises from pandemic-era deferments; verify payoff figures early.
• Builders and sellers may negotiate credits to solve monthly payment hurdles.
• Thanksgiving week: more on 50-year mortgages with Deborah joining Shelly’s weekday show.

Practical Tips

For Owners

• Pull a preliminary title and confirm any forbearance or deferment add-ons before listing.
• If systems are aging, compare warranty cost to likely repair or replacement.
• Subdivide with a surveyor and attorney; record promptly and notify your lender if encumbered.

For Buyers

• Model the true monthly: principal, interest, taxes, insurance, HOA.
• Ask lenders how rent history can help approval; compare loan types and pricing.
• Be cautious with very long terms; consider future equity and resale timing.

Timestamps

• 00:45 50-year mortgages and credit-score changes
• 03:40 Why small payment savings can hurt equity later
• 05:16 Secondary market risk and pricing reality
• 07:02 Guest intro: Taylor Rogowski, First American Home Warranty
• 11:26 What warranties do and how seller coverage can help
• 22:37 COVID deferments showing up as second liens
• 26:32 Barndominium financing and resale considerations

Resources & Contact

Website: insidegeorgiarealestate.com Email: IGRE@WSBradio.com Call: 404-872-0750 • 1-800-WSB-TALK Instagram: @theagency.atlanta • @insidegeorgiarealestate

Overview Deborah opens with a real world story about a flat tire, great service at Audi Marietta, and why “full service” matters in every industry. She connects that idea to real estate, outlining what true full-service brokerage looks like, from financing guidance and vendor coordination to negotiation, staging, contract management, and long term client care. The team also introduces the new Home Report Card, a one page self-evaluation to help sellers assess condition before listing. Callers weigh in with two fascinating cases, including acreage with a Native American solstice marker and a medieval-themed home that has struggled to sell. Deborah closes with how uncertainty, including potential government shutdowns, affects confidence, pricing, and timelines, plus practical advice for buyers and sellers right now.

Highlights

• What “full service” really means in real estate, beyond finding a house
• How client care, vendor teams, and negotiation skill change outcomes
• The Home Report Card and why condition drives days on market and price
• Price, condition, and marketing as the three levers for unique properties
• How uncertainty influences consumer behavior and deal flow
• Who benefits in this market, and why 2018 to 2019 is a better comparison than 2022
• Why many listings sit today, and what “outdated” really looks like in kitchens and baths

Caller Q&A

• Steve in Franklin: Pricing land with a rare Native American solstice marker. Deborah suggests historical research and targeted marketing to value a unique asset.
• Regular Dave in Hiram: A medieval-style home that has been on and off the market for years. Deborah recommends a deep review using the Home Report Card, zoning checks for alternate uses, and a strategy that finds the right buyer pool.

Timestamps

00:00 Ad break

00:29 Welcome, why full service matters

01:28 From flat tire to full-service analogy

02:00 What true client care includes

07:17 Services, fees, and industry expectations after recent lawsuits

09:13 Introducing the Home Report Card

12:14 Caller Steve, land with solstice marker

18:21 Caller Regular Dave, medieval-style home

23:11 Market confidence, uncertainty, and activity levels

24:59 Who has the edge, buyers or sellers

31:51 What makes a home feel outdated today

33:16 Costs after closing and buyer tolerance

33:47 Community challenge and closing

Resources mentioned

• InsideGeorgiaRealEstate.com — request the Home Report Card and contact Deborah
• Vendor love: staging partners, contract management, specialty trades, and septic pros are part of the team approach at The Agency Atlanta

Takeaways

• Sellers who prepare, price correctly, and present well still sell quickly.
• Buyers can win value in this climate, but should target condition that fits budget.
• Unique properties require research, creative marketing, and the right audience.
• Confidence fuels decisions, which shortens timelines and smooths negotiations.

Connect Questions or a copy of the Home Report Card → InsideGeorgiaRealEstate.com | The Agency Atlanta | Ask for Deborah Morton

A federal shutdown slows certain mortgage steps—mainly FHA/VA/USDA and IRS transcript checks, but it doesn’t stop Atlanta real estate. Here’s what’s actually impacted and how buyers/sellers can keep momentum.

KEY IMPACTS

• Government-backed loans: expect delays where human review is needed.

• Conventional loans: mostly continue with fewer bottlenecks.

• Rates: recently eased, but affordability is still ruled by prices, debt, and living costs.

• ATL wrinkle: near creeks/Chattahoochee tributaries, handle flood certs/insurance early.

BUYER MOVES (METRO ATL)

• Get fully underwritten and lock your rate; keep your lender updated on job/assets/gifts.

• Ask if your file needs IRS transcripts; add buffer days.

• Using FHA/VA/USDA? Request a shutdown-specific timeline with Plan B steps.

• Price the monthly (PITI), not just the rate; taxes/insurance hit budgets here.

• Tour midweek for cleaner reads on the house and less competition.

SELLER PLAYBOOK

1. Evaluation: Get a realistic price range, net sheet, and demand read early; skip data-harvesting “free value” widgets.
2. Preparation: One folder with warranties/permits/receipts; service HVAC, fix slow drains, touch-up paint, replace fogged panes; verify deeded owners/POAs/trusts; consider pre-list inspections for older intown homes/estates.
3. Action: Price for today’s pace; pair with full documentation, clean disclosures, strong photos, and tight timelines.

CURB APPEAL (ATL)

• Prep lawn now for spring: overseed, edge beds, mulch, trim trees off the roof.

• Manage water: regrade low spots, clean gutters, add splash blocks—storms test everything.

• Under heavy pines, favor hardscape/groundcovers/pine-straw geometry over struggling sod.

AFFORDABILITY REALITY

• Lower rates help, but affordability = prices + debt + living costs; expect more negotiation on credits, buydowns, and targeted price cuts when condition/pricing miss.

• Move-up owners with ~3% loans: consider buy-then-refi with a clear break-even; if staying 2–3 years, focused renos may beat a move.

60–120 DAY CHECKLIST

Buyers: fully underwritten; lender with a published shutdown plan; midweek tours; confirm flood/insurance early; verify the full monthly.

Sellers: yard work now; service systems and save receipts; pre-clear title issues (estates/divorces/trusts); list with ages, warranties, and improvement docs.

BOTTOM LINE

Shutdowns slow pieces of the mortgage machine—most notably FHA/VA/USDA—but deals still get done. Plan early, document thoroughly, and keep timelines realistic to win closings this season.

Overview

Shelly Winter and Deborah Morton of Clareo Group unpack why national home sales just hit a 1995-level low, what that mix of tight resale supply and longer days on market means in Georgia, and how buyers can win with new construction incentives. They cover ethics during crises, true closing costs, roof and insurance hurdles, and smart ways to package price and credits so both sides close.

Key Takeaways

• Resale supply is tight while some listings sit longer and trim price.
• New construction inventory is up, and builder credits can fund rate buydowns.
• Converting a price cut into points can move a ~7% quote toward mid 6s.
• After a loss, the mortgage still must be paid; coverage gaps are painful.
• First time buyers often use 3% to 5% down; closing costs near ~3% of the loan, FHA higher.
• Days on market matter: perception shifts near 30, 60, 90 days.
• Bring your own agent for new builds; the site rep serves the builder.

Caller Q&A

• Ed, Lake Spivey: Multiple offers asked for large credits. Option: raise price with a seller credit if the appraisal supports it, or wait for a cleaner net.
• Randall: Limited cash and a 401k loan. Find the right house, let your agent structure terms that fit funds and income.
• Cynthia: Pre-approvals typically last 90–120 days; your lender can refresh.
• John, roofing: Roofs 10–20 years draw underwriting and insurance scrutiny even if not leaking.

Looking Ahead

• Expect spring re-lists from 2024 withdrawals and expirations.
• If rates slip under 6, demand widens fast under ~$400k.
• Builders will keep pairing credits with preferred lenders to move finished homes.
• Model total monthly early: principal, interest, taxes, insurance, HOA.

Practical Tips

For Owners

• Price to current comps and pair with spotless condition and scent control.
• Pre-inspect big items, especially the roof and HVAC.
• If credits are requested, test price-up plus credit paths against likely appraisal.

For Buyers

• Ask about builder credits for points; compare permanent vs temporary buydowns.
• Underwrite the full monthly before you offer.
• Bring your own agent for new construction to protect your priorities.

Timestamps

• 00:04 1995-level sales and Georgia impact
• 02:15 New construction inventory and incentives
• 03:48 Turning credits into lower monthly payments
• 11:18 Ed on closing costs, credits, appraisals
• 28:57 Randall’s thin-cash plan; Cynthia’s pre-approval window
• 31:08 John on roof age and insurability

Resources & Contact

Website: insidegeorgiarealestate.com Email: IGRE@WSBradio.com Call: 404-872-0750 • 1-800-WSB-TALK Instagram: @theagency.atlanta • @insidegeorgiarealestate

Not legal or tax advice. Verify details with your county, insurer, lender, and attorney.

Overview

Deborah Morton of Clareo Group explains how icy conditions affect showings, why many 2024 listings expired or withdrew, and what agents can do now to solve affordability. She breaks down seller financing in plain English, probate steps when there is no will, the rebuild arc after disasters like wildfires, and how insurance and taxes fold into total monthly cost. Listeners call in with practical scenarios that let Deborah map out strategy for both sellers and buyers.

Key Takeaways

• Icy roads slow access, so agents reschedule fast and keep buyers engaged.
• Many Q4 2024 listings failed from financing volatility, not just price or condition.
• Local lenders can structure buydowns; one quote near 6.7 became about 5.65.
• Seller financing = owner becomes the bank; tighten terms with a real estate attorney.
• The seller’s upside is interest income if cash today is not required.
• No will means probate before marketable title can transfer; verify ownership early.
• Disasters can trigger teardown-and-rebuild cycles; hardship is real for residents.
• Affordability rests on mortgage cost, insurance, and property taxes together.

Caller Q&A

• David, Buckhead: Considering taking back a note on a paid-off luxury home. Advice: underwrite the buyer, record a first lien, and have an attorney draft both purchase and finance documents.
• C Arnes: Asked about tax treatment when buyers use seller financing. Answer: ownership records and lien recording work like any loan; the difference is who holds the note.
• Steven: Bought via investor decades ago and later refinanced. Today those deals are rare locally because most sellers prefer to cash out and avoid long ties.

Looking Ahead

• Expect a wave of refreshed listings from last year’s withdrawn and expired inventory.
• Inventory headlines omit context: 2024 unit sales were very low, so actives look “high.”
• Insurance remains tight; buyers will comparison shop and adjust deductibles.
• Probate timelines are improving in some counties; start documentation early.
• Plans should follow household needs, not week-to-week rate noise.

Practical Tips

• Sellers: price to today’s comps, pair with crisp condition, lighting, and pro media.
• Sellers: eliminate odors, fix moisture and pet sources, and remedy layout or deck hazards.
• Sellers: confirm legal ownership and liens before listing; unresolved probate stalls deals.
• Sellers: refresh paint to neutral and tidy curb appeal.
• Buyers: request rate buydown options and DTI-friendly structuring from local lenders.
• Buyers: model the full monthly with taxes and insurance, not just principal and interest.
• Condo buyers: review the building’s master policy, reserves, and recent assessments.
• Everyone: document, disclose, and keep contracts clear on duties and remedies.
• Everyone: loop in a local lender and insurance broker early for precise numbers.

Resources & Contact

Inside Georgia Real Estate with Deborah Morton • Clareo Group Website: insidegeorgiarealestate.com Email: IGRE@WSBradio.com Call: 404-872-0750 • 1-800-WSB-TALK Instagram: @theagency.atlanta • @insidegeorgiarealestate

Overview Dave Baker guest-hosts with Realtor-Broker Deborah Morton of Clareo Group at The Agency Atlanta. They tackle agent skepticism vs real representation, how new construction warranties really work, why inspections matter, fair housing rules, and how to vet an agent in today’s tech-driven market.

Key Takeaways

• Listing agents work for sellers; buyers should have their own representation.
• Tech changed search, but contracts, negotiations, and risk management are where agents earn it.
• New homes still need inspections; get pre-drywall and 11-month checks.
• Builder warranties vary; read your contract and track issues in writing.
• Fair housing laws bar discrimination; your agent must educate and keep you compliant.
• Skipping inspections limits your leverage and can be costly later.
• Sellers carry disclosure duties; hidden water issues create liability.
• Interview agents on experience, market data, negotiation approach, and process.

Caller Q&A

• Pam, Woodstock: Bought a former model with defects. Action: rely on written builder warranty terms, document items, escalate with the builder, consider a third-party inspection and legal consult; Deborah can connect pros.
• Jim, Cartersville: Ever skip inspections? Rarely smart. Only consider if a recent, reputable report exists and you accept the risk. Inspections protect leverage and budget.

Looking Ahead Next show: deeper dive on selecting the right agent, plus inspection playbooks for resale vs new construction.

Practical Tips

• Buyers: hire your own agent; budget for full home inspection, pre-drywall on new builds, and an 11-month warranty visit.
• Sellers: disclose known issues; fix moisture and drainage problems before listing.
• Everyone: keep all promises and repairs in writing; verify warranty coverage windows.
• Interview agents using a prepared question list; compare marketing, negotiation, and service, not just fees.

Timestamps

• 00:04 Dave opens; tech hiccups and setup
• 01:14 Real estate and home repair go hand in hand
• 02:42 Agent skepticism vs value of representation
• 04:09 Who the listing agent serves; buyer pitfalls unrepresented
• 05:21 Agent as professional advisor, not just salesperson
• 06:48 Land, builders, and when you need an agent
• 08:41 Fair housing and continuing education
• 10:24 Offers, obligations, and contracts 101
• 14:24 Caller Pam: builder warranty and defect path
• 33:08 Caller Jim: should you ever skip inspections?

Resources & Contact Website: insidegeorgiarealestate.com Email: IGRE@WSBradio.com Call live: 404-872-0750 • 1-800-WSB-TALK Instagram: @InsideGeorgiaRealEstate • @theagency.atlanta

Overview Shelly Winter with Realtor-Broker Deborah Morton of Clareo Group at The Agency Atlanta review 2024, why volume mirrored 1995 without a crash, and what a more stable 2025 means for buyers and sellers. They explain rates vs the Fed, inventory, AI’s role in visibility, Zestimate myths, and take calls on inherited property, taxes, and the real pros of townhome living.

Key Takeaways

• 2024 sales equaled 1995 levels due to rates and uncertainty, not a crash.
• 2025 outlook is stable. Expect modest 3–6% price appreciation.
• Market is more balanced. Buyers can negotiate; sellers must present quality.
• Fed moves influence sentiment, but lenders set mortgage rates.
• Inventory is improving, giving buyers more choice.
• AI and platform algorithms drive exposure. Pro digital marketing matters.
• Zestimates are not appraisals. Use a pro valuation for pricing.

Caller Q&A

• Katie: Inherited home 800 miles away with family occupants. A vetted cash buyer can simplify distance and move-out, but expect a discount from market value.
• Craig, Forsyth: Considering selling a rental to pay off primary. Consult a CPA about capital gains and depreciation. Free and clear can be powerful.
• Stacey: Selling long-held land to build. Ask a CPA about taxes and if a 1031 exchange applies.
• Vicky: Townhomes suit many lifestyles, from downsizers to frequent travelers. Lock and leave, maintenance included.
• Daniel (via host): Builder materials vary widely. Lower grade finishes can age poorly and affect resale.

Looking Ahead Rates should ease for well qualified buyers when markets allow, likely mid 5s to mid 6s. New FCC text rules in January will push more opt-in and media-forward marketing.

Practical Tips

• Sellers: invest in light staging, pro photos, and broad online reach.
• Unique homes or land: order an independent appraisal before pricing.
• Compare quick cash sale vs full-market prep. Time and hassle have a cost.
• Buyers: define lifestyle needs first, then beds and baths.
• New construction: compare specs, warranties, and builder track records.

Timestamps

• 00:03 Holiday open and call lines
• 00:55 2024 volume matched 1995
• 01:21 Why slowdown did not equal a crash
• 02:11 What stable means for 2025
• 02:34 Fed cut vs mortgage rates
• 03:12 Inventory and buyer leverage
• 04:22 Price outlook 3–6%
• 08:47 AI, algorithms, and visibility
• 13:05 Zestimate vs real valuation
• 16:48 Caller Katie: inherited home and cash offers

Resources & Contact Website: insidegeorgiarealestate.com Email: IGRE@WSBradio.com Call live: 404-872-0750 • 1-800-WSB-TALK Instagram: @InsideGeorgiaRealEstate

Not legal or tax advice. Verify details with your county, lender, and CPA.