Rumor has it that the food truck Mondays will start back up at the Paper Mill Village in East Cobb on March 25th! Paper Mill Village is located just northwest of the intersection of Paper Mill and Johnson Ferry. Looking forward to later daylight and the return of the food trucks!
Keeping You Connected To SouthEast Cobb
Interested in buying a house in Sope Creek Elementary and think you want a short sale or foreclosure? The odds of finding what you want and it being a distressed property are against you. Of the 171 homes that sold in Sope Creek Elementary during 2012, only 19 were short sales or foreclosures (11.1%). This is a pretty healthy market when comparing it to the Metro Atlanta market which saw distressed sales representing nearly 40% of all closed sales in 2012. For the 19 distressed sales in Sope Creek, they averaged a sales price at 102% of asking price.
The most expensive distressed sale was a short sale in River Park that was listed for $2,000,000 and sold for $1,425,000. Across all of Atlanta, the $1M + price point is still the softest market category with more than 14 months of inventory at the end of 2012. The lowest sales price of a distressed property occurred in River Springs with a home selling for $135,000.
Click on the link to view all short sales and foreclosures in Sope Creek Elementary.
East Cobb resident Joseph Pond recently won a victory in his battle with Cobb County over raising hens on his property. The dispute dates back to the summer of 2011 when a neighbor reported Pond for raising chickens on his half acre property…a violation of a county ordinance that required a minimum of 2 acres to raise hens. Raising hens for eggs has come into vogue in many intown neighborhoods in recent years including areas like Decatur, Virginia Highland, Brookhaven and even Buckhead. The 2012 Urban Coup Tour even highlighted some of the intown area’s nicest avian digs.
In a 3 to 2 vote, the Cobb County Commissioners approved a change that allows Cobb County homeowners with less than 2 acres to apply for a $150 variance to raise hens on their property through the Zoning Board. If approved, residents can raise 1 hen per 5000 square feet (.11 acre) of lot space. The variance does not allow for roosters to be kept on the property. Before you rush out to put down $150 for your variance, check with your HOA to make sure they do not have covenants and restrictions that would prohibit the chickens even if Zoning were to allow it. The Marietta Daily Journal has more on the topic of raising chickens in East Cobb.
There is currently a lack of homes for sale in Sope Creek Elementary and East Cobb putting us officially in a Seller’s Market. Market equilibrium occurs when there is 6 to 7 months of inventory…Sope Creek is currently at 4 months of inventory. This means that if no new homes come on the market, based on the current rate of sales all the inventory would be sold out in 4 months.
FMLS Area 83, which includes the southern part of East Cobb and includes all of Sope Creek Elementary, is currently at 3 months of inventory…the low for the past 12+ months.
What does this mean for you? Sellers in East Cobb are currently experiencing the most favorable market conditions and have more leverage in a negotiation. If you are considering selling your home, please contact the Eldridge Team at 770-676-1786 for a listing consultation. To search all inventory homes in Sope Creek Elementary, click here: Homes for Sale in Sope Creek Elementary.
There are more new homes coming to East Cobb along Woodlawn Drive. It is hard to miss the homes and trees that have been cleared off of the 570 and 590 Woodlawn southeast of Lower Roswell Road. The signage indicates that active East Cobb developer Brooks Chadwick Capital is behind the project.
A search of the tax records showed that Woodlawn Development Partners LLC purchased the 3.018 acre parcel at 590 Woodlawn on 8/13/12 for $603,600 (or $200K per acre) and purchased the 3.56 acre parcel at 570 Woodlawn on 12/27/12 for $1,139,200 (or $320K per acre). 550 Woodlawn to the south appears to be a holdout and has not been disturbed.
Although I was unable to find a recorded plat, I was able to locate the approved zoning proposal. The proposed plat shows 21 new home sites ranging in size from .17 acres to a .83 acre flag lot with stream buffer. According to the zoning application, homes are expected to be Traditional/European design, a minimum of 2500 square feet, and will start at $700,000.
One inconsistency on the application was that it indicated that the development was district-ed for Mount Bethel Elementary with a capacity status of “Under”. When I enter the previous address of 590 Woodlawn into the Cobb County Bus Route query, it indicates that the property is served by Sope Creek Elementary. It is quite possible that the developer is having the elementary school redistricted…either way, the homes will be district-ed for Dickerson Middle School and Walton High School.
To search all available homes in Sope Creek Elementary, click on the following link: Sope Creek Homes for Sale. To search all available homes in Mount Bethel Elementary, click on the following link: Mount Bethel Homes for Sale. To be contacted with more information about new homes at this development on Woodlawn Drive or other parts of East Cobb, please call Mason Eldridge of the Eldridge Team at Keller Williams Realty at 404-964-9257.
Just when you thought your commute was improving…I just came across an article on the MDJOnline.com site with a story that will likely impact your morning and evening commute this year. The Paper Mill bridge over Sope Creek will be reconstructed this summer right after schools let out and will likely be closed for at least 4 months. This means the estimated 8100 cars that cross the bridge every day will be forced to take alternate routes including Lower Roswell Road and Riverside Drive.
Much like the recent road improvements to Johnson Ferry Road, the project will be a welcome improvement however it will not come without a short-term impact to many East Cobb residents’ commutes. To read the full article, follow this link.
District Two Commissioner Bob Ott will host a joint town hall with Board of Education member Scott Sweeney 7 p.m., Tuesday, Feb. 19 at Sope Creek Elementary, 3320 Paper Mill Road, Marietta. The meeting will discuss Paper Mill Road and present the bridge project.
Atlanta Country Club will soon have 11 new homes in a new enclave inside the community. What was once East Cobb’s training ground for junior tennis is close to being a new home enclave featuring 11 $1 Million plus homes. The Universal Tennis Academy in Chattahoochee Plantation consisted of 11 hard courts, 3 clay courts, 5 junior sized courts, a clubhouse, and a pool that was not in operation. Many of the area’s top youth tennis players came out of UTA which was located inside of Atlanta Country Club subdivision.
The facility along with the roughly 4.5 acre site sold back in June of 2012 to Chattahoochee Plantation Development, LLC for $2 Million. The Parc at Chattahoochee Plantation plat recorded with Cobb County depicts an 11 home development with lot sizes ranging from 15,000 SF (about 1/3 acre) to 22,000 SF (about 1/2 acre).
When I drove by about a 2 weeks ago, most of the site work was nearing completion including the serpentine brick wall around the development. Google Map’s satellite image of the property has already been updated to show the cleared site:
According to a June 20, 2012 Marietta Daily Journal article, the homes will range in size from 4000 SF to 6000 SF and command prices ranging from $1M to $2.5M. The article also mentioned that the developers, Brooks Chadwick Capital, had 20 people line up to make lot reservations without even marketing the property. This is further evidence of the pent-up demand for new construction for A location real estate in Metro Atlanta’s best school districts. To see all available homes inside Atlanta Country Club in East Cobb, click on the following link: Atlanta Country Club Homes for Sale.
Have you ever wondered if there is really a quantifiable difference in real estate prices between homes in Walton High School and Wheeler High School? Many people chose to move to Sope Creek Elementary School district because of the academic reputation of the school. The difficult decision often lies in deciding between buying west of the creek in Wheeler High School and East Cobb Middle School districts or buying east of the creek in Dickerson Middle School and Walton High School districts. You will never find a consensus on which is “better” and the truth is the right schools depend on the student.
How do the two different school districts stack up in terms of real estate numbers? I pulled the 2012 sales for Sope Creek/Wheeler (hereby referred to as Wheeler) as well as Sope Creek/Walton (Walton) and the summaries are below:
Both areas showed noticeable improvements over the 2011 numbers with total number of homes sold increasing 13.8% in Wheeler and 44.8% in Walton! Median sales prices increased 2% in Wheeler and 3% in Walton. Median Days on Market declined 6 days in both areas.
Comparing one area to the other, the average sales price in Walton was about 40% higher than that of Wheeler. Median sales price of Walton was about 8% higher than Wheeler. The big disparity between the average and median prices is caused by the fact that 20% of Walton’s sales were above the high sales price for Wheeler.
To search all available homes in Wheeler High School, click on the following link: Wheeler Homes for Sale. To search all available homes in Walton High School, click on the following link: Walton Homes for Sale.
If you have driven down Johnson Ferry in the last two weeks, you most likely have noticed an unfamiliar sight…large yellow zoning notice signs posted along Johnson Ferry on the Perkins property located at 542 Johnson Ferry Road. This 33 acre parcel located about a half mile southeast of the intersection of Lower Roswell and Johnson Ferry is the most noticeable holdout from development in East Cobb. Bordered to the south by River Hill neighborhood and to the north by Parkaire Landing Shopping Center, the half wooded tract and large open field catch your eye in an area where undeveloped property is almost non-existant.
Brooks Chadwick Capital is the developer behind the rezoning request. The current proposed site plan calls for 85 single family lots (minimum residence of 2500 SF), 40 Townhome lots (minimum residences of 2200 SF), a community swimming pool, two tennis courts, and a community clubhouse. Although no information is currently available about the builder(s) for this proposed development, it is expected that homes on the smaller single family lots will start in the $600s and homes on the larger home sites will start in the $800s. The largest lot in the community appears to be about +/- .42 Acres.
The Planning Commission Zoning Hearing is Tuesday, Feb. 9th at 9:00 a.m followed by the Board Commission meeting which is scheduled for February 18, 2013 at 9AM located at 100 Cherokee Street, Marietta, GA. If you should have any questions about the proposed zoning, please direct them to Mike Terry, Commission of Zoning for the district and one of the commissioners hearing the case. Mr. Terry can be reached at firstname.lastname@example.org. Click on the Following link to download the entire document: Brooks Chadwick Zoning Request.
If you took Johnson Ferry into Sandy Springs this morning, you couldn’t help but noticed the SUV 2 feet below street grade in the center median. This Lexus had been headed northbound on Johnson Ferry Road when it crossed over the center median and dropped down into the area under construction.
When I stopped by to take these photos, I had a chance to speak to an employee from the GA DOT and CW Matthews that are involved with the road construction. They said the road improvements will be completed no later than the end of February and expect that time frame to be sooner. The center median where this driver had the misfortune of driving down into is supposed to be filled and landscaped by the end of the week, weather permitting.
If you are ever having a bad commute down Johnson Ferry, remember this guy and it will help to keep things in perspective.