Deborah Morton of The Agency Atlanta joins Dave Baker for a wide-ranging conversation on Inside Georgia Real Estate, breaking down the distinctions that every Georgia homeowner, buyer, and seller should understand.

In this episode:

- Real Estate Agent vs. Realtor vs. Broker: What the titles actually mean in Georgia, why the Realtor trademark matters, and how the Georgia Association of Realtors' code of ethics raises the bar.

- Designations & Training: Deborah explains her Seller Representation Specialist (SRS) and Real Estate Negotiation Expert (RENE) designations and why ongoing education protects consumers.

- Why Licensing Standards Should Be Higher: Deborah advocates for stronger pre-licensing education, especially around contracts that Georgia agents use every day.

- The Market Today: Rising inventory, mortgage rate volatility, affordability pressure, and average days on market climbing from under 30 to 40-70 depending on the community.

- Caller Q&A: Richard in Cumming asks about the role of the broker and the escalation process when issues arise in a transaction.

- A Cautionary Tale: How an agent using the wrong termination form cost a buyer their earnest money - and why oversight matters.

- Squatters in Georgia: New 2025 legislation finally gives law enforcement authority to remove unlawful squatters, plus a real story from a recent closing.

- HOA Reform: Georgia's new requirement that HOAs register annually with the state, what it means for small and self-managed associations, and the balance between property values and homeowner autonomy.

- Permits & Renovations: Susan in North Druid Hills asks about adding an in-law suite coffee bar - Deborah and Dave talk permits, plumbers, electricians, and why multi-generational living is the most requested feature in today's market.

Connect with us:

Website: InsideGeorgiaRealEstate.com

Listen on Apple Podcasts and Spotify

Follow on YouTube

Weekly Buyer (and Seller) Webinar: Thursday at 6:15 PM - register at InsideGeorgiaRealEstate.com

Have a question for Deborah? Send a message through InsideGeorgiaRealEstate.com - she answers them all.

On this Memorial Day weekend edition of Inside Georgia Real Estate, host Shelly is joined by Deborah Morton, owner of The Agency Atlanta, and special guest Scott Chatham of Chatham Landscaping Services to talk about how Atlanta homeowners can tap into record-high home equity to enhance their current homes rather than move.

With affordability challenges, volatile interest rates, and many homeowners locked into low mortgage rates, more people are choosing to stay put longer. Deborah and Scott explain how investing in outdoor living spaces, patios, pergolas, fireplaces, fire pits, and landscape design can extend your usable square footage, boost enjoyment, and increase resale value when done right.

What You Will Learn in This Episode:

- Why homeowners are sitting on record amounts of equity and how to leverage it

- How outdoor living spaces add value and desirability to your home

- The difference between curb appeal upgrades and full outdoor renovations

- What pervious vs. impervious surfaces mean and why permits matter in metro Atlanta

- How easements can impact your landscaping and future sale

- Why hiring a licensed landscape architect or designer is critical

- Budget-friendly ways to create a resort-style backyard

- The importance of flow and accessibility from indoor to outdoor spaces

- A cautionary real estate story about why hiring the right professionals matters

Resources Mentioned:

- Inside Georgia Real Estate: insidegeorgiarealestate.com

- Free Home Report Card download available on the website

- Bi-weekly Thursday evening webinars on buying, selling, and sale contingencies

- Chatham Landscaping Services: chathamlandscapes.com

- Contact Scott directly: schatham@chathamlandscapes.com

Whether you are thinking about selling next year or planning to stay in your home for the long haul, this episode gives you practical guidance on how to make your home work harder for your lifestyle and your future equity.

A special Memorial Day shout out to all veterans and military families. Thank you for your service and sacrifice.

Big changes are here for Georgia homeowners. On this episode of Inside Georgia Real Estate, host Shelly and Deborah Morton, owner of The Agency Atlanta, break down the newly passed Georgia Property Owner Bill of Rights (often called the HOA Law) and what it means for homeowners, sellers, buyers, and community associations across the state.

Deborah explains the new requirement that all HOAs register with the Georgia Secretary of State, the limits placed on HOA foreclosure power, and the new transparency rules around financials and fees. She also shares real-world stories about how HOA clearance letters can derail closings and why every homeowner needs to stay informed about their association.

The conversation then shifts to the broader political and economic landscape impacting Georgia real estate, including the new Fed Chair Kevin Warsh, mortgage rate forecasts, Governor Kemp's tax relief efforts, the gas tax rollback, and how regulation is adding 20 to 25 percent to the cost of new construction.

What You Will Learn in This Episode:

- Key provisions of Georgia's new Property Owner Bill of Rights

- Why every HOA must now register with the Secretary of State

- How HOA clearance letters can hold up your home sale

- What happens to small, voluntary, and older homeowner associations

- Property tax updates, senior exemptions, and the homestead exemption

- How New York's luxury second-home tax could impact Atlanta and North Georgia

- The latest on mortgage rates and what to expect under the new Fed Chair

- How permanent rate buy downs and seller concessions are helping buyers close

- Why Atlanta is ranked 4th in the nation for job growth and what it means for housing

- How rental supply compression may push rents higher over the next few years

- Tips for sellers on photo quality, presentation, and collaborative open houses

Caller Highlights:

- Greg in Douglasville on dissolved community associations and voluntary HOAs

- Joe on second-home taxes and government overreach

Resources Mentioned:

- Inside Georgia Real Estate: insidegeorgiarealestate.com

- Free Thursday evening buyer webinars (Zoom) - register via the website

- Blogs explaining the new HOA law in plain language

- The Agency Atlanta brokerage services

Whether you are buying, selling, or simply trying to understand how new legislation affects your home and community, this episode delivers the clarity and data-driven insight you need to make confident real estate decisions in today's market.