Inside Georgia Real Estate — Pricing, Affordability, PITI, Insurance, HOAs Host: Deborah Morton | Expert: Deborah Morton, Founder & CEO, Clareo Group Contact:- insidegeorgiarealestate.com Instagram: @theagency.atlanta - @insidegeorgiarealestate

Overview

Deborah Morton tackles the affordability crunch hitting metro Atlanta, where the math just does not add up for many buyers and move-up sellers. She walks through the full cost of a mortgage using the PITI framework, then spotlights the two costs people overlook: rising property taxes and climbing homeowners insurance. She closes with HOA fees and new Georgia legislation arriving in 2027.

Key Takeaways

• Affordability, not price alone, is stalling buyers and move-up sellers across metro Atlanta.
• A monthly payment is PITI: principal, interest, taxes, and insurance, plus HOA costs.
• Lenders cannot give real monthly numbers until you have a property under contract, since taxes vary by county and city.
• Tax assessments finally caught up after rapid appreciation, with some areas up 18 to 20 percent in 2022 and 2023 versus a historic 4 percent yearly average.
• Georgia homeowners insurance is rising fast, and no insurance means no mortgage.
• Roofs need full replacement value coverage, so older roofs can block financing.
• HOA fees keep climbing through monthly dues, initiation fees, and one-time assessments.

Caller Q&A

• No live callers this episode. Deborah shared a personal example: her 30-year-old community split a $10,000 pool resurfacing bill across 50 homeowners through several assessments.

Looking Ahead

New Georgia legislation effective in 2027 will require HOA management to register with the Secretary of State, around a $150 fee. Treasurers must file financial reports and meeting minutes for transparency. This adds oversight on out-of-control HOAs but also adds cost, so dues are expected to keep rising.

Practical Tips

For Owners

• Verify your current tax assessment and budget for possible increases.
• Confirm your roof meets full replacement value standards before listing.
• Plan for HOA assessments, not just monthly dues.

For Buyers

• Model your full PITI plus HOA, not just the loan amount.
• Get a homeowners insurance quote early, since coverage gaps can kill financing.
• Keep room in your budget for retirement, travel, and kids' activities so you are not house poor.