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September has arrived, bringing with it the first hints of crisp mornings, golden sunsets, and the perfect excuse to linger a little longer outside. It’s one of my favorite times of year in North Georgia—when the weather cools just enough to make local festivals, football games, and porch gatherings feel even more special. This month’s newsletter is packed with good things: we’re highlighting a local vendor you’ll want to check out, sharing updates on our new construction products, and giving you the latest market insights along with fresh listings. Please join me in supporting our local Boys & Girls Club, plus one of my favorite fall recipes—Shepherd’s Pie—to keep you cozy as the evenings get cooler. Whether you’re exploring new activities around town, enjoying a Saturday at the lake, or simply soaking up the season, I hope this month’s updates bring you inspiration and connection.

Goooo Dawgs!
~ Dani ~

Market Trends
The market is showing signs of cooling. While new listings have slowed in the short term, inventory has grown compared to last year, giving buyers more choices. Pending sales have decreased, but closed sales are holding steady, keeping overall market conditions balanced. Prices are still edging upward, even as days on market lengthen and more sellers make price reductions or offer concessions.

For Buyers
Buyers now have more options and time to make decisions. Longer days on market, lower rates, seller concessions, and price reductions all create opportunities for better terms and potential savings. The rise in inventory means less competition and more room for negotiation.

For Sellers
Sellers face increasing competition. Homes are taking longer to sell, far fewer properties are receiving full asking price, and concessions are becoming more common. To stand out, proper pricing and strong presentation are key. The good news is that home values are still increasing, rewarding those who price and prep strategically.

Bottom Line
The market is continuing to shift into a more balanced state. Buyers benefit from more choices and negotiation power, while sellers who adapt quickly to current conditions can still achieve strong results.

September Market Insight:

Why New Construction May Be the Smartest Move Right Now

House hunting can feel like a rollercoaster, but many buyers don’t realize new construction is one of today’s smartest moves. Builders facing higher rates are offering great incentives—think covered closing costs, rate buy-downs, design upgrades, and even flexible move-in timelines. If you’ve been curious about new communities, now’s the time to explore. These offers won’t last forever, and acting now could put you in a stronger financial position and a brand-new home.

5385 Old Haven Court, Cumming

Nestled in the heart of Hampton Golf Village, this Forsyth County gem blends timeless design with resort-style living. Sunlit two-story spaces, a main-level primary suite, and a rare fully finished basement with in-law suite make this home as versatile as it is elegant. Outdoors, enjoy a serene backyard retreat complete with koi pond and professional landscaping—all just minutes from Lake Lanier, GA wine country, and top-rated schools.

2407 Thompson Mill Rd, Gainesville 30506

Set on 2.5+ private acres with no HOA, this beautifully maintained home lives like new with soaring ceilings, fresh updates, and a spacious primary suite designed for comfort. Just minutes from Laurel Park and Lake Lanier, outdoor adventures are always within easy reach. With thoughtful maintenance, fresh paint, and a serene backyard retreat, this property is equal parts polished, practical, and peaceful.

4777 Destitute Way, Gainesville 30506

Discover a rare stretch of north Lake Lanier shoreline where gentle lawns meet deep, wide water and a double-slip dock sits just steps from the back porch. This refreshed brick home is filled with sunshine, wide water views, and thoughtful spaces designed for connection—from the gourmet kitchen and sunroom to the screened porch and great room. The main-level primary suite offers a private retreat with tranquil lake views, while upstairs and terrace levels provide generous suites, versatile living areas, and even a full second kitchen. Move-in ready and perfectly located in the sought-after North Hall school district, this is more than a lake house—it’s a lifestyle.

Wow - talk about above and beyond! Andy Miller from Northwest Exterminating has helped me on my personal home, and has out-done himself again at one of my luxury lake listings. Listen, WE ALL have pests in and around the house - no property is exempt from critters and creepy crawlies, especially on or near the lake. Andy has professional access to our lockbox systems (this is HUGE for us in the industry) and takes care of each client as if they are a family member. He offers different options of varying scopes and price ranges to fit his clients’ needs. We truly can’t thank him and the whole Northwest team for always doing a great job on every property and scenario we throw at them. Reach out if you feel it’s time to talk bugs and crawlies before the winter months when those critters are looking to make your home theirs!

Call Andy today, and tell him I sent you! Scan the QR code for his info.

Andy Miller - Northwest Exterminating

📞 770-312-2053

This month, I’m proud to support the Boys & Girls Clubs’ Youth of the Year Celebration—a special event that honors outstanding young people for their leadership, service, and commitment to academic success. It’s an inspiring evening that shines a spotlight on the next generation of community leaders and celebrates their achievements. I’ll be there with a table, joining in the festivities and cheering on these incredible students - please let me know if you’d like to attend! It’s truly one of our community’s most meaningful events, and I’m excited to be part of it.

We are up and out of the ground! Anticipating closings Q1 of 2026. 

Trailside Cottages is an 18-unit detached-home community located in Gainesville’s growing midtown area. The charming neighborhood is located on the Highlands to Islands Greenway and adjacent to the City Dog Park and NoFo Brewery. Residents will enjoy walking to area restaurants, venues, the skate park, Brenau University, and more. The builders have three convenient floorplans, starting at $279,900.

• 1 BR / 1.5 BA units, 655 SF

• 2 BR / 1.5 BA units, 880 SF

• 2 BR / 2.5 BA units, 1,150 SF

• Now accepting $1,000 refundable reservation deposits - invest now!

We’re almost ready for these to hit the market! Have you driven by?

Located just two blocks from the Downtown Gainesville Square, Villa Nova is an intimate village of 11 micro-homes. There are two thoughtfully designed floor plans to choose from. This development presents a unique opportunity for those looking to embrace a minimalist lifestyle or to secure a smart investment just seconds from the vibrant downtown square.

• 1 BR / 1.5 BA units, 588 SF = $299,000

• 2 BR / 1.5 BA units, 940 SF = $349,000

Forrest Vue - ALMOST SOLD OUT

You can’t beat the price and location of these new townhomes, just two blocks from the downtown square. All units are 3 BR, 2.5 BAs.

One more is UNDER CONTRACT! We’ve only got FOUR units left!

The last corner unit, primary on main, 2-car garage - $499,000

Three interior units, private decks - $399,900

Let’s Get Social!