Cumming Solds Analysis

New Monthly Feature:

Forsyth County, North Fulton and West Gwinnett
Real Estate Report.

Homes in Forsyth County saw an annual average sale price increase from $292,348 to $311,633, an increase of 6.6% in September, compared to the metro Atlanta increase of 2.6%. Average home values in North Fulton also rose from $400,030 to $409,001, a 2.2% increase, while West Gwinnett saw an annual average home value decrease from $304,070 to $292,692, a decrease of 3.9%.

Actual home sales in Forsyth County dropped 26% compared to September 2006, which is 10% better than the metro Atlanta real estate sales drop. North Fulton home sales dropped 29% while West Gwinnett home sales dropped an incredible 90% over the same time last year.

The real estate market in Forsyth County, North Fulton and West Gwinnett is not as bleak as the numbers indicate, unless you are a new home builder. New home inventory has cast significant red ink shadow into the real estate picture. For example in Forsyth County new home inventory sits at 13.6 months with an average selling time of 133 days, compared to resale home inventory in Forsyth County of 9.4 months with an average selling time of 69.3 days. North Fulton new home inventory is 18 months with an average selling time of 153 days, compared to resale homes in North Fulton inventory of 7.05 months with an average selling time of 58.5 days, which are both healthy numbers.

The doom and gloom data for residential real estate and the negative media real estate hype just does not match the real estate market conditions in Forsyth County, North Fulton and West Gwinnett. If you would like to receive and in-depth analysis of the Forsyth County, North Fulton and West Gwinnett real estate market, including an analysis by price range (the numbers vary significantly based on price range) call our pre-recorded toll free order hotline at 877-411-9264 ID # 1625 or you can order it only line at www.ATLMLSdata.com.

	Sales Statistics for Forsyth County GA
Area	Forsyth Sept 2007	Sales	Change	Ave Sale Price	Change
221	East GA - 400	116	82%	$ 354,789	110%
222	West GA - 400	46	60%	$ 293,504	105%
223	North	34	76%	$ 286,606	104%
		196	74%	$ 934,899	107%
	Average	65.3	74%	$ 311,633	107%

Area	Forsyth Sept 2006	Sales		Ave Sale Price
221	East GA - 400	142		$ 323,368
222	West GA - 400	77		$ 278,441
223	North	45		$ 275,235
		264		$ 877,044
	Average	88.0		$ 292,348

	Months of Unsold Inventory Forsyth
Area	Forsyth Sept 2007	Sales	Units	Mths of Inventory	DOM
221	East GA - 400	116	1557	13.42	120.6
222	West GA - 400	46	673	14.63	105.1
223	North	34	485	14.26	151.9
		196	2715
	Average	65.3		13.85	125.9
	DOM = Days on market

		Sales Statistics for North Fulton GA
Area		North Fulton Sept 2007	Sales		Change		Ave Sale Price		Change
13		West GA - 400	90		81%		$ 400,540		94%
14		East GA - 400	118		68%		$ 417,463		111%
			208		73%		$ 818,003		102%
		Average	41.6		73%		$ 163,601		102%

Area		North Fulton Sept 2006	Sales				Ave Sale Price
13		West GA - 400	111				$ 424,726
14		East GA - 400	174				$ 375,335
			285				$ 800,061
		Average	57				$ 160,012


		Months of Unsold Inventory North Fulton
Area		North Fulton Sept 2007	Sales		Units		Mths of Inventory		DOM
13		West GA - 400	90		1121		12.46		116.2
14		East GA - 400	118		1241		10.52		98.1
			208		2362
		Average	41.6				11.36		107.2
		DOM = Days on market
	Sales Statistics for West Gwinnett GA
Area	West Gwinnett Sept 2007		Sales	Change		Ave Sale Price		Change
62	Duluth & Suwanee		125	53%		$ 292,692		96%

Area	West Gwinnett Sept 2006		Sales			Ave Sale Price
62	Duluth & Suwanee		238			$ 304,070

	Months of Unsold Inventory West Gwinnett
Area	West Gwinnett Sept 2007		Sales	Units		Mths of Inventory		DOM
62	Duluth & Suwanee		125	1566		12.53		128.5
	DOM = Days on market

September 2007 - Forsyth	Total

New Homes Sold - 12 months	1098
New Current Inventory	1031
New Months of Inventory	13.6
New Days on Market	133
Resale Homes Sold - 12 months	2243
Resale Current Inventory	1774
Resale Months of Inventory	9.4
Resale Days on Market	69.3

September 2007 - North Fulton	Total

New Homes Sold - 12 months	285
New Current Inventory	431
New Months of Inventory	18
New Days on Market	153
Resale Homes Sold - 12 months	3286
Resale Current Inventory	2200
Resale Months of Inventory	7.05
Resale Days on Market	58.5

September 2007 - West Gwinnett	Total

New Homes Sold - 12 months	748
New Current Inventory	603
New Months of Inventory	9.7
New Days on Market	151
Resale Homes Sold - 12 months	1934
Resale Current Inventory	1566
Resale Months of Inventory	9.7
Resale Days on Market	64

Alpha Team Realty is centrally located in Forsyth County, just north of the Fulton County line east of GA-400 in Alpharetta. We strategically established our office at this location so we can effectively serve our primary real estate market and clients in North Fulton, Forsyth County and West Gwinnett.

Since August 1999 we have published a monthly newsletter that provides information to our valued clients, past clients and prospective clients, about the metro Atlanta real estate market, as well as articles about buying, selling, improving and maintaining residential real estate. While information about the state of the metro Atlanta real estate market is interesting and useful, those of us who have been in real estate for many years know that real estate is a local market with local changes and idiosyncrasies that are often not reflected in the overall metro Atlanta real estate market. When you are considering buying or selling a home on the northside area, you want and need real estate information and real estate trends within North Fulton, Forsyth County and West Gwinnett. Therefore in addition to publishing information about the metro Atlanta real estate market, we intend to publish every month, real estate information and trends specifically about our area, where we are the experts, in Forsyth County, North Fulton and West Gwinnett.

To clearly demonstrate our expertise in this area, last month we published a reprinted newspaper article with “independently verified numbers” that compared our sales performance to the top 6 selling real estate agents (by number of sales) in Forsyth County, North Fulton and West Gwinnett over a 12-month time frame covering Forsyth County, North Fulton and West Gwinnett. The information showed;

	Average Selling Price	Average Sale to Listing Price	Average Days on the Market
David Gibbard	$309,663*	99.51%*	34.5 Days*
Top 6 Agents (average)	$282,079	96.54%	77.9 Days
Difference	$27,584	2.97%	43.4 Days
Well Know TV & Radio Ad Agent (I am applying for a job to be your realtor)	$264,373	99.19%	106.6 Days

* Not one of the top 6 agents out performed David Gibbard’s sales results in any category.

If you would like to receive a free copy of this “independently verified” sales performance report please call our toll free pre-recorded information order line at 877-411-9264 ID # 1605 or you can order it online at www.ATLAgentResults.com.