Inside Georgia Real Estate | Clearly Georgia

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.

Inside Georgia Real Estate | Clearly Georgia is a business podcast hosted by Unknown Host, with 0 episodes on record and a Required Pod Score of 80. PitchCentric scores this show on Booking Probability, Listen Score, and live audience signals refreshed every 24 hours.

Unknown Host hosts Inside Georgia Real Estate | Clearly Georgia, a business show with 0 episodes published.

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  Episode #11

  Inside Georgia Real Estate: Woodstock Mayor Michael Caldwell, Part 2

  Sep 19, 202621 minS3

  Host Deborah Morton continues her conversation with Woodstock Mayor Michael Caldwell, who calls himself the city's "chief storyteller." They talk about how Woodstock approaches placemaking, how the city is managing growth, and what's coming next. The episode was recorded at The Nest, a downtown community creating a new path to homeownership. Chapters 00:00 Welcome back: beer, art, dogs and golf carts 00:34 Placemaking and the Woodstock brand 03:15 Growth after 2020 04:30 The free parking program 07:13 Golf carts in Woodstock 08:07 City Center 08:51 The Nest: rental to homeownership 12:45 Parks, trails and Little River Park 15:20 What the future holds 18:34 Canton, Ball Ground, Holly Springs and a rising tide What We Covered Building a city, not a highway: Woodstock has made the largest infrastructure investment in its history over the past five years. A comprehensive transportation plan guides the work so traffic flow improves without harming downtown. Parking with a purpose: A 633-space downtown deck is free to use. Street parking in front of shops is free for the first hour, and the most anyone pays is $4. A free space is never more than 350 steps away. Visitation is up by double digits since the program began. Golf carts: Woodstock has the second most registered golf carts in Georgia, behind Peachtree City. Every street at 25 mph and under is golf cart accessible. City Center: The project includes the parking deck, a multi-story office building with restaurant and retail on the ground level, and a 120-room boutique hotel. The Nest: This former 40-unit apartment community has been converted to fee simple homeownership. Residents had the first opportunity to buy, and homes are now open to the public. A three-bedroom, two-and-a-half-bath home is priced at $335,000, a three-minute walk from downtown. Little River Park: This 110-acre park will double Woodstock's parks and green space. It will also connect the east side of the city to downtown by trail. A voter-approved parks bond allowed a decade-long plan to be delivered in 18 months, and a ribbon cutting is expected around January or February. Woodstock is also home to the Rope Mill and Blankets Creek mountain bike trails. A balanced county: Woodstock is about 4% of Cherokee County's land and 16% of its population, but it produces roughly 40% of the county's GDP. That helps keep taxes among the lowest in the state while preserving the county's rural character. Notable Quotes "We are not building a highway, we're building a city." "I would rather have problems that come with being a place people want to be than being a place people are trying to get out." "It's a great place to live, work and play. Just pick two." "If you're going to live in Metro Atlanta, it does not get better than Woodstock." Mayor Michael Caldwell Mentioned: Reformation Brewery, Canyons Burger Company, The Nest, City Center, Little River Park, Rope Mill, Blankets Creek, Arnold Mill, Canton, Ball Ground, Holly Springs Like, follow and subscribe to Inside Georgia Real Estate, and follow the City of Woodstock on social media.

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  Episode #10

  Woodstock Mayor Michael Caldwell on Homeownership, Growth and the American Dream

  Sep 12, 202621 minS3

  Episode Summary Woodstock Mayor Michael Caldwell calls homeownership the most important issue facing the country, and he believes it will be solved city by city, not in Washington. Host Deborah Morton talks with the mayor, who also serves as Vice Chairman of the Atlanta Regional Commission, about how homeownership built the American middle class, why today's young adults are being locked out, and how Woodstock has grown its economy while cutting property taxes and protecting seniors. In This Episode Homeownership as a National Security Issue Caldwell traces the middle class back to the largest public-private partnership in American history: the GI Bill, subsidized mortgage rates, state tax law that rewarded ownership and local zoning that favored owned inventory. Today's young adults earn more than their parents did yet are poorer, and National Association of Realtors data shows the typical first-time buyer reached age 40 in 2025, a record. Caldwell says that reflects necessity, not preference. Metro Atlanta's Housing Math The region expects roughly 2 million new residents by 2050. The core five counties face a deficit of about 350,000 housing units, and the roughly 15,000 units added last year were all apartments, which does nothing to expand fee simple homeownership. Meet the Mayor Caldwell has called Cherokee County home since first grade and earned his finance degree from Kennesaw State University. He was part of the founding team of a safety equipment company acquired by 3M, co-owns a software company, served eight years in the Georgia House of Representatives and is now in his fifth year as mayor. Woodstock's Growth Story Woodstock has grown about tenfold within the same footprint to roughly 43,000 residents. Business revenues nearly doubled in five years to $5.1 billion, and the city made the largest investment in its history in infrastructure, police, fire and parks while cutting property taxes by 15%. Downtown has more than 40 bars and restaurants within walking distance, and the Greenprints trail network is connecting to the Silver Comet Trail and to cities across the region. Planning, Partnership and Protecting Seniors Caldwell credits the ARC's Livable Centers Initiative and a city that sticks to its plan. A growth boundary agreement with Cherokee County Commission Chairman Harry Johnston keeps growth in the cities so the county can stay rural. Woodstock also offers a 100% exemption from city property taxes for homeowners 62 and older who have been homesteaded in the city for five years.

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  Episode #9

  Growth, Gentrification & Why Community Is the Real Property Value

  Aug 29, 202624 minS3

  Episode Summary Deborah sits down with radio host and community advocate Shelly Winter for a wide-ranging conversation about how Atlanta has changed since he moved here from Harlem in the late '90s. They dig into who actually gets blamed for gentrification, why he regrets never buying, what the 2008 crash really taught us, and why local block parties and festivals may matter more to your home's value than square footage ever will. Topics Covered Arriving in Atlanta (post-Olympics, around 1998) Shelly landed at WCLK before Y2K and watched the city transform from the inside He saw the same pattern Harlem had gone through a decade earlier — and still didn't buy Who gets blamed for gentrification The complaint tends to land on the young couple fixing up a house in the West End, not on the policy decisions behind them Public housing near Centennial Park coming down, replaced by $2,000/month one-bedrooms owned by out-of-market developers A remembered exchange with then-councilman Kwanza Hall, who suggested that Black families who could have bought in the West End chose Johns Creek instead Shelly's pushback: Johns Creek meant better schools, a safer neighborhood, and police who show up. In a gentrifying neighborhood, the police response time changes only after the demographics do. The development/community teeter-totter Mercedes-Benz Stadium, FIFA, the Braves move to Cobb, and the Aquarium — all wins that don't happen without growth Downtown Atlanta as a cautionary tale: all business, almost no homes Growth is going to knock some people out; government's job is to make sure it knocks out as few as possible Pathways to ownership Rent-to-own and condo-conversion programs for long-term renters with perfect payment histories Killer Mike's work in this space On-time rent, electric, and gas payments should build credit Education matters as much as the programs themselves Lessons from the crash No-doc loans and a banker whose pitch was "you're qualified — what do you want?" The moment Shelly knew it was a house of cards: a friend home from incarceration calling him as a newly minted mortgage broker His read on the real failure — not that money was lent, but that people took far more than they could carry. A friend in Roswell who borrowed only what she could afford on her own income came out fine. Where he lands now: guardrails are good, but they could ease up for younger first-time buyers The generational gap The meme that says it all: Dad's $36,000 house needed $1,000 down. The son needs $74,000 and saves $500 a month — 14 years. The "just rent and invest the difference" trend online, and the fact that the difference often doesn't get invested Boomers sitting on equity who won't move, tightening supply from the other end Everyone expected some loosening in 2026. It hasn't come.

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  Episode #8

  Georgia's New Transfer-on-Death Deed Could Save Your Family Thousands

  Aug 22, 202650 minS3

  Georgia's New Transfer-on-Death Deed Could Save Your Family Thousands Selling a home is only half the story when a loved one passes away. On this episode of Inside Georgia Real Estate, host Deborah Morton sits down with elder law attorney Josh Nelson of Nelson Elder Care to break down Georgia's new transfer on death deed, probate, and the hard family conversations most people put off. If you own property in Georgia, this one affects how your home passes to the people you love. Key Takeaways for Georgia Real Estate Georgia's improved transfer on death deed took effect July 1, 2026, and lets you pass your home outside of probate without a costly trust. Probate runs about 3 percent of value. A $400,000 home can cost roughly $12,000, versus under $1,000 for a transfer on death deed. Putting your adult child's name on your deed now can create a big tax bill later because they lose the step-up in basis. If several heirs inherit one property, any single one of them can file a partition action and force a sale. A surviving spouse keeps only the higher of two Social Security checks, often cutting household income by more than $1,000 a month. Creditors get paid before heirs, and unpaid medical or credit card debt can force the sale of a home. What Homeowners Need to Know Georgia's first version of the transfer on death deed had real flaws. Property often landed back in probate anyway, and title insurance companies would not touch it, which made those homes nearly unsellable. The updated law fixes that. You stay in full control while you are alive, and the home transfers directly to a named adult beneficiary when you pass. The deed is prepared like any other deed and usually costs less than $1,000 through an attorney. Beneficiaries must be 18 or older. It works cleanly when one adult child inherits one home. It gets more complicated with three or four heirs who may each want something different. What Sellers Need to Know Deborah pointed out a practical roadblock she runs into constantly. If three siblings are on the deed, all three must agree to the price and terms before she can even sign a listing agreement. One holdout stalls the whole sale. Probate also takes at least six months in Georgia because creditors must be given about 120 days to make a claim after a notice is published. During that window, somebody still has to pay the power bill and keep the air conditioning running so the house does not suffer damage over a Georgia summer. Impact on Aging Parents and Their Adult Kids Many families discover too late that mom or dad never mapped out the numbers. Pension survivor options, expired term life policies, and property tax exemption rules that changed last year can all shift a widow's monthly budget dramatically. Josh also urged adult children to stay involved if a parent starts talking about pulling equity out through a reverse mortgage. Some products are ethical and useful, but fear about cash flow can drive rushed decisions. What To Do Next Ask your attorney if a transfer on death deed, a trust, or both fit your family situation, and ask specifically about step-up in basis and the primary residence tax exclusion. If you have multiple heirs, get the plan in writing while everyone is healthy, because a document costs far less than a court fight. And if you are helping a parent, start the money conversation now rather than during a health crisis. Hear the full conversation and every past episode of Inside Georgia Real Estate with Deborah Morton, Saturdays from 1 pm to 2 pm. Listen to all episodes: https://www.youtube.com/@insidegeorgiarealestate

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  Episode #7

  Shelley Winter Opens Up: From Harlem Rooftops to Atlanta Airwaves

  Jul 25, 202631 minS3

  Deborah Morton sat down with Shelley Winter, host of the Shelley Winter Show, for a rare role reversal on Inside Georgia Real Estate, turning the microphone on the man who once co-hosted her podcast himself. Key Takeaways Shelley grew up in Harlem's first African American co-op building and calls it the foundation of his belief in community. He funded his first baseball glove by selling greeting cards door to door in his own apartment building. A detour into TV sales with Fox brought him to Atlanta, where he stayed because he found the work more creative in radio. He accidentally launched his broadcasting career after pitching public radio station WCLK on how to sell airtime, then landed a sports talk slot that became his true calling. Both of his parents passed away exactly one year apart on the same calendar date, despite being separated for most of his life. He credits Atlanta's diversity and slower pace, plus lower cost of living compared with New York, for why he never left. From Sales to the Airwaves Shelley traces his path from Syracuse advertising student to Ebony and Emerge magazine ad sales, then to a Fox television sales training program that eventually relocated him to Atlanta. He found TV sales uncreative, but fell for the city and pivoted into radio advertising at WCLK, a public station tied to a local college. That pivot led to an unplanned on air debut. When the Atlanta Hawks needed a weekly community affairs show to use up leftover budget, Shelley and broadcaster Rose Scott filled the slot, which grew into a full sports talk show and eventually his own program. Why He Stayed in Atlanta Shelley describes his first Atlanta apartment near Chastain Park as a culture shock in the best way, saying the sound of birds in the morning replaced the honking horns of his New York upbringing. He points to Atlanta's lower rents, growing entertainment districts in cities like Woodstock, Kennesaw and Mableton, and a steady wave of transplants from the Northeast drawn by the value. A Personal Note From Shelley Reflecting on his late parents, Shelley shared a wry take on their unusual timing: "My mom is furious up in heaven that he showed up a year later on the same day. She is cursing every single day." What Listeners Can Expect Shelley remains a fixture on the Georgia speaking circuit, from Rotary Club lunches in Conyers to community festivals, driven by what he calls a genuine love of meeting new people. He hinted he might consider a run for local office in 2028 if his radio career ever changes course, though he says it would be more about testing his ideas than seeking influence. Catch more conversations like this one on Inside Georgia Real Estate with Deborah Morton, airing as a podcast every Saturday, and watch full episodes anytime at youtube.com/@insidegeorgiarealestate .

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