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Metro Atlanta Real Estate News

Sales & Appraisal Expertise in Atlanta Since '89

By Hank Miller - Broker/Appraiser | Broker in Alpharetta, GA

Best North Fulton HS District West of 400 Over the Last 18 Months is...

Here’s a detailed look at sales activity in the Alpharetta, Cambridge, Milton and Roswell High School districts over the last 18 months. In the analyzed price range, Roswell is a very strong and very active market with a 62% increase in sales and a ridiculously low median 14 days on market. We focused on homes listed between 400K-600K, with 4-5 bedrooms and we looked back eighteen months. The ability to customize search criteria allows for a highly focused comparison, substantially more informative than the standard agent review.

The parameters of this research:

  • This reflects activity in each district since 01/12 to 07/08/13.
  • This activity is for homes listed between 400K and 600K AND with 4-5 bedrooms. There is a tremendous amount of data, we wanted a narrow focus.
  • Each area had a different sized data pool. Some data is mixed due to redistricting when Cambridge HS came on line.
  • EVERYTHING between 400K-600K is here. Since this is collected from the FMLS, agent listing accuracy influences the results. If an agent misrepresented the listing, it’s in here
  • These results can be further narrowed to make the comparison an “apples to apples” one. Do you want traditional 4 bedroom design, brick construction, finished basements, two car garages, built 1990+- in Elkins Point? We can do that.

Median Price Change Over Last Year

Alpharetta  +3.2%
Cambridge  +2%
Milton  -2.7%
Roswell  +5.3%

Median Price Change by Quarter Since 01/12

Alpharetta  +3.9%
Cambridge  -0.7%
Milton  -2.8%
Roswell  -2%

Number of Sales By Quarter Since 01/12

Alpharetta  -30.8%
Cambridge  +53.2%
Milton  -39.1%
Roswell  +61.9%

Median Sale to List Price Ratio

Alpharetta  97.5%
Cambridge  98.2%
Milton  97.7%
Roswell  97.8%

Median Days on Market to Sell Last Quarter

Alpharetta  27
Cambridge  44
Milton  38
Roswell  14

Click on the charts below to see the compete data report for each school district, the rectangles highlight the key data.


This information is the same type an appraiser uses to complete the market conditions form on an appraisal, the “meat” of an appraisal report and where underwriters focus.This is also just a small part of the research that HMT completes for Atlanta home sellers before we list and just part of what we give the appraiser when they come out to appraise our listings. We meet them to ensure that they are knowledgeable about the micro market and the home. We have NEVER had an appraisal issue hold up or modify a transaction.

 Home buyers in Atlanta also see this research as part of the prepurchase analysis. We run very specific data reviews to ensure that we understand the current micromarket and our offers are based upon this data. Many times we use this data to ensure that the listing agent is aware of what an appraiser is going to see. We’re not always successful; there are situations where despite the clear data, sellers refuse to acknowledge it.

EMAIL HMT or call 678-428-8275 with questions on this or any other data.

Hank Miller,SRA 
Associate Broker & Certified Appraiser
Atlanta Communities Real Estate
678-428-8276 direct

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