Inside Georgia Real Estate | Clearly Georgia

Inside Georgia Real Estate | Clearly Georgia
  • 5.0 (3)
  • INVESTING
  • UPDATED WEEKLY

Inside Georgia Real Estate Saturdays · 1 pm to 2 pm · WSB Radio Inside Georgia Real Estate is your weekly guide to what is really happening in Georgia’s housing market. Host Deborah Morton from The Agency has managed hundreds of millions of dollars in real estate transactions and brings that real-world experience straight to you on air. This show is for you if you are: · Owning a home and trying to make smart equity decisions · Thinking about buying your first or next home · Planning to sell and want to time and price it right · Considering refinancing or leveraging your current property · Curious about where the Georgia market is heading next Each week, Deborah breaks down: · Interest rates and what they mean for your monthly payment · Market shifts in Atlanta and across Georgia · New laws, contracts, and lending updates that impact your bottom line · Strategies to win in a competitive market · Real stories and lessons from recent deals No hype. No guesswork. Just clear, practical insight so you can move with confidence in Georgia real estate.

  1. JAN 21

    Real Estate 2026: Brokerage Consolidation, Consumer Data, and Smarter Financing

    Overview Deborah Morton shares what conference season is signaling for 2026. She flags brokerage consolidation, the race to control consumer data, and how fast tech and AI are reshaping the business. She also explains why ongoing education protects clients, from contract updates to marketing and financing strategy. She notes 2025 saw the lowest transaction volume in over thirty years, which made affordability and condo headwinds feel even sharper for sellers. Caller Q&A Dan, Augusta: Wants a path to buy in Cobb using equity from a paid-off Columbia County home. Deborah recommends shopping lenders and exploring bridge and buy-before-you-sell options.Jay, Locust Grove: Seller-financed home where buyers passed away. Deborah advises immediate attorney support and notes estate and tax complications.Anthony, Buckhead: Ten Terminus condo had few showings. Deborah cites insurance and HOA cost pressure and warns some buildings can be non-warrantable for common loan types.Noel, Lithonia: Considering roommates in a condo bought via NACA. Deborah says check HOA rules, keep it in writing, and stay compliant.Bob, East Cobb: Wants to add his son to title for easier inheritance. Deborah suggests a quickclaim deed with survivorship rights and says adding him to the mortgage is usually unnecessary.Anna, Jasper: Needs about $100K to finish a build after a cash-out refi on a commercial property. Deborah points to construction lending or additional commercial equity.Looking Ahead Expect more movement in 2026 around affordability tools, lender creativity, and continuing contract updates. Deborah is watching how consolidation and data strategy affect consumers and independents. Her focus is keeping listeners informed so they stay in the driver’s seat with choices and the right experts. Practical Tips If one bank says no, shop multiple lenders. Programs vary widely by underwriting.Ask early what loan types work for a condo building and whether it is warrantable.If a borrower dies and you hold the lien, get legal guidance fast and keep taxes current.Roommates can help affordability, but HOA covenants and parking rules can limit what is allowed.For estate simplification, title changes with survivorship rights can reduce probate friction.Build projects: compare construction financing to tapping equity in another asset.Timestamps 00:03 Show open, Deborah returns from training01:05 2026 outlook, consolidation watch02:19 Consumer data and tech shift05:22 Contract changes and why CE protects clients10:10 Dan, bridge loan alternatives15:30 Jay, seller financing and estate complications18:01 Anthony, Buckhead condo headwinds and warrantability23:37 Noel, roommates and HOA rules26:44 Bob, adding a child to title with survivorship28:27 Anna, funding options to finish a build30:39 Wrap and how to reach Deborah

    31 min

  2. JAN 12

    Garage Goals and EV Chargers: Safety, Resale Value, and 2026 Home Trends

    Overview Live from Butler Lexus South Atlanta in Union City, host Shelley Winter and Deborah Morton of The Agency Atlanta (Clareo Group, Inside Georgia Real Estate) break down how garages and EV charging are reshaping home decisions. Kevin from Butler Lexus joins to compare charger types, installation risks, and what inspectors and insurers are flagging. Listener calls add EV risk context and what sellers must disclose after finding asbestos. Key Takeaways • Garages are now lifestyle space: storage, lighting, finishes, ceiling height, shelves, shop areas, and even lifts. • EV chargers are not equal, and installation quality matters as much as the unit. • Level 1 is standard 110, Level 2 is 220, Level 3 is commercial speed charging with heavy cost and grid demands. • Panel capacity, transformers, and neighborhood power draw can limit what is feasible at a single home. • Some insurers and condo associations are restricting indoor charging, pushing charging to exterior areas. • Adding a charger rarely boosts resale value on paper because buyers want different systems and appraisals track what is typical nearby. • A premium garage can be a deal breaker for the right buyer even if it does not materially change an appraisal. • Disclosures matter: asbestos, polybutylene pipes, lead paint, and other known issues should be disclosed to avoid future liability. Caller Q&A • Craig, Monticello: Notes EV garage fires are statistically rare and would not drive his buy or build decision. Deborah agrees risk is lower than many causes, but buyer awareness matters, especially in condos where one incident can impact many units. • Greg, Griffin: Found asbestos in joint compound during a repair and asks about selling later. Deborah confirms disclosure is required, explains that containment is key, and that remediation becomes mandatory when walls are disturbed. Looking Ahead Deborah’s 2026 outlook centers on balance: steadier mortgage rates, stable pricing, more options to tour, and a projected 14% rise in transaction volume. Design trends lean warmer and more natural, with indoor to outdoor living that flows via large opening door systems. Lifestyle storage needs, from golf carts to boats and RVs, are being built into more homes. Practical Tips • If you own an EV or plug in hybrid, confirm charger type, age, and who installed it. Prioritize safe, code compliant wiring and placement. • When buying a resale home, treat an older charger like any aging appliance: inspect, verify permits when possible, and budget to replace outdated equipment. • If selling, focus spend on improvements that return more than they cost. Prep the panel, conduit, and space where practical, but do not guess the buyer’s charger. • Garage needs are not just car count. Ask: storage volume, hobby space, door height, lighting, flooring, and whether you need room for carts, boats, or tools. • For condos and townhomes, check HOA rules on charging and confirm insurance requirements before you close. • If you learn of asbestos or other known defects, disclose accurately, document what you found, and get professional guidance to reduce closing surprises. Timestamps • 00:05 Welcome and live setup at Butler Lexus • 00:39 Why garages matter and EV charging enters the chat • 03:13 Chargers as inspection and insurance issue • 06:29 Charger levels and why charging location matters • 12:12 Resale value question: prep versus install • 20:40 Lifestyle lens for garages, boats, golf carts, RVs • 24:58 Caller Craig on EV risk context • 30:07 Caller Greg on asbestos disclosure • 36:26 2026 outlook and message of hope • 38:23 Inside Georgia Real Estate mobile app

    40 min

  3. 12/22/2025

    Fraud, Family, 2026

    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

    34 min

  4. 11/15/2025

    Inside Georgia Real Estate — 50-year Mortgages, Credit Loosening, and Home Warranty Truths

    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 changes03:40 Why small payment savings can hurt equity later05:16 Secondary market risk and pricing reality07:02 Guest intro: Taylor Rogowski, First American Home Warranty11:26 What warranties do and how seller coverage can help22:37 COVID deferments showing up as second liens26:32 Barndominium financing and resale considerationsResources & Contact Website: insidegeorgiarealestate.com Email: IGRE@WSBradio.com Call: 404-872-0750 • 1-800-WSB-TALK Instagram: @theagency.atlanta • @insidegeorgiarealestate

    34 min

  5. 11/13/2025

    1995 Sales Low, Builder Incentives, Closing Cost Math

    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 impact02:15 New construction inventory and incentives03:48 Turning credits into lower monthly payments11:18 Ed on closing costs, credits, appraisals28:57 Randall’s thin-cash plan; Cynthia’s pre-approval window31:08 John on roof age and insurabilityResources & 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.

    34 min

  6. 10/30/2025

    New Year, Real Talk: Expired Listings, Financing Fixes, Inspections, and Seller Financing 101

    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

    33 min

  7. 10/30/2025

    Representation, Builder Warranties, Inspections, Fair Housing

    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 setup01:14 Real estate and home repair go hand in hand02:42 Agent skepticism vs value of representation04:09 Who the listing agent serves; buyer pitfalls unrepresented05:21 Agent as professional advisor, not just salesperson06:48 Land, builders, and when you need an agent08:41 Fair housing and continuing education10:24 Offers, obligations, and contracts 10114:24 Caller Pam: builder warranty and defect path33:08 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

    40 min

  8. 10/29/2025

    2024 Recap, Stable 2025, AI, Cash Offers, Townhomes

    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 lines00:55 2024 volume matched 199501:21 Why slowdown did not equal a crash02:11 What stable means for 202502:34 Fed cut vs mortgage rates03:12 Inventory and buyer leverage04:22 Price outlook 3–6%08:47 AI, algorithms, and visibility13:05 Zestimate vs real valuation16:48 Caller Katie: inherited home and cash offersResources & 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.

    33 min
See All (28)

Ratings & Reviews

5
out of 5
3 Ratings

About

Inside Georgia Real Estate Saturdays · 1 pm to 2 pm · WSB Radio Inside Georgia Real Estate is your weekly guide to what is really happening in Georgia’s housing market. Host Deborah Morton from The Agency has managed hundreds of millions of dollars in real estate transactions and brings that real-world experience straight to you on air. This show is for you if you are: · Owning a home and trying to make smart equity decisions · Thinking about buying your first or next home · Planning to sell and want to time and price it right · Considering refinancing or leveraging your current property · Curious about where the Georgia market is heading next Each week, Deborah breaks down: · Interest rates and what they mean for your monthly payment · Market shifts in Atlanta and across Georgia · New laws, contracts, and lending updates that impact your bottom line · Strategies to win in a competitive market · Real stories and lessons from recent deals No hype. No guesswork. Just clear, practical insight so you can move with confidence in Georgia real estate.

Information