Jim Meek / Lake Oconee, Georgia Real Estate

What you won't find at lake Oconee

2010-08-28T19:25:00.000-07:00

Lake Oconee may be the best lake in Georgia because of what it does NOT have. For example...
1. There have been no sightings of any of the 9 species of poisonous birds in the Lake Oconee area. If you've never been bitten by the Blue Crested Rattle Thrasher, you are indeed fortunate.
2. There are no Dream Archer Squirrels, known for their ability, when threatened, to propel a stream of psychoactive spittle that causes the victim to become unconscious and lapse into a dream-like state characterized by vivid, not-altogether unpleasant visions. Efforts to establish a breeding population in the area have so far proven fruitless.
3. The Bouncing-Betty Toad, not present south of a line extending roughly east between Cedartown and Augusta, has a relatively harmless yet startling habit of springing up to seven feet at a 45-degree angle toward an approaching perceived threat...not a recommended experience for anyone with a weak constitution.
4. People who have experienced the presence of the Tennessee Stun Sturgeon while swimming report an electrical sensation that caused battery-operated wrist watches to lose up to three hours. This skittish creature has never ventured south of Watkinsville.

These are just four of the animals that have never been identified in or around Lake Oconee, which is just one more reason Lake Oconee has become a premier refuge from the cares of the world.

Distressed Properties

2010-06-09T05:56:00.000-07:00

Recently a potential buyer wanted to see lake front homes that are distressed (in foreclosure or bank-owned). After visiting a few properties, it was clear what he had in mind: a premium, well-maintained lakefront home buyable at about half the county tax assessors' appraisal. The ones we had seen all needed some work. He knew it is a buyer's market, but had an unrealistic idea of what that meant.

Think about it...if a home is in foreclosure or has reverted to the lender, it's a fair bet that there was some deferred maintenance on the property...if an owner can't make his monthly payment, he is likely not painting, reroofing, installing new HVAC systems, maintaining the landscaping, or refinishing the floors. And there have been instances where the foreclosed owner ripped out cabinets, fireplaces, appliances, landscaping, etc. In short, distressed property really is usually DISTRESSED!

What IS on the market, however, are some really nice lakefront homes where the owner has taken good care of the property and has adjusted the price to a realistic reflection of the market. I just listed a flawless home in a gated golf community...the price I listed it at is over 30% lower than the asking price when I showed it two years ago. It is now a very good price/value buy. It happens to be over a million bucks...it's not going to be bought for much less...but there are similarly great buys in most price ranges. Here is the reality...no homes are being sold at half their true value in the current market, but you may be able to buy a home for half of what the owner would have expected three years ago.

Late last year, prior to closing on an outstanding bargain of a house, my buyer said "But what if the house is worth less next year than I pay for it now?" My response: "It could happen (*it hasn't), but you will have had a year of enjoyment for your family and business guests...try doing that with with your IRA."

I know I was right, and so does his family. A lake home should be a good financial investment, but it should be more...it's a lifestyle purchase that should pay handsome dividends in more ways than one.

Inventory Rising, but We're Keeping the Candle Burning

2010-04-19T05:35:00.000-07:00

After stating the following past 6-month figures for our resort community area here is Georgia, you may wonder how the news is not "All Bad".

Single family lakefront homes: Active listings...244 Sold past 6 months...23 A 5 year-inventory

Lakefront lots: Active listings...167 Sold past 6 months... 7 An 11-year inventory

Golf on-course / interior lots Active listings...365 Sold past 6 months...10 An 18-year supply

So..."aside from that, Mrs. Lincoln, how was the play?"....Not all bad?...You gotta be kidding!

First, it's amazing that anything is selling. In spite abysmal jobless rates and a general wariness, 23 families decided there has never been a better time to buy a home, so they spent between $200K and $2M on something they thought would bring happiness and pleasure to them and their families. In spite of dire warnings of a double-dip recession, 17 families decided to buy a lake lot or a golf community lot to build a home sometime in the future.

Two of those sales were mine. One is a lake lot with a great view, in a very nice, upscale community near the Ritz-Carlton. The buyer got it for about two thirds the price paid for the lot right beside it 5 years ago. The other is one of the nicest homes I've seen anywhere here at the lake. The owwners were ready to sell (not desperate, but definitely ready), and they had overbuilt for the lot. My clients got a home that will serve their fairly young family wonderfully for the next 10 years, and will be a great place to call their permanent home after that.

Neither party "stole" their property. Both got absolutely great buys on an investment in lifestyle. So...Buyers are definitely in the drivers' seat, and more sellers are adjusting their goals to a more realistic expactation. A little common sense, some faith in the future, (and, hopefully, some good advice from their buyer's agent) kept the candle burning at Lake Oconee.

Strictly Business? or Emotions?

2010-04-11T04:03:00.000-07:00

Conventional wisdom says offers should be viewed as strictly business, and not taken emotionally. And so it should be...but quite often, conventional wisdom gives way to human nature. Case in point: Lake Oconee is roughly a 50/50 second home vs. permanent home market. While there are certainly a fair share of short sale, foreclosure, and "motivated seller" properties on the market, perhaps 80% of the homes and lots for sale in the lakefront and golf communities are owned by people who are not desperate. They want to sell, certainly, and many have adjusted their prices downward to reflect the market, but they are in the same boat as buyers of second or vacation homes...neither party MUST sell or MUST buy. So...

If the goal is to buy property strictly as an investment, it's definitely a buyers' market, so offers at 50-60 cents on the dollar are fine...if the seller gets offended, so be it...the buyer has nothing to lose.

But if the goal is to find a property intended to serve as a gathering place for family, friends, or business entertainment, a really "lowball" offer can stiffen even a motivated seller's resolve to either not counter, or to counter at near asking price. Negotiations in this market can be long, drawn out, and intricate. The process leading up to closing can often present situations where one side or the other needs a little "goodwill" from the other to keep things moving. Whether representing the buyer or the seller, (and I'll only do one or the other), bad harmonics created during the process of making an offer can derail the purchase down the road. Good harmonics, preserved with some thought, foresight, and perhaps a little wit, can result in a closing that leaves both buyer and seller satisfied with the overall outcome.

How to NOT represent a buyer's best interests!

2010-04-03T18:34:00.000-07:00

Had a call this evening from an agent in Atlanta, asking about one of my listings. Said they had been working with a couple looking for a lake home for six months, yet the questions the agent asked and our conversation made it clear that the agent is completely unfamiliar with the local market. I told the agent that I would be happy to show the buyers any of my listings, and if none of mine worked, would work with them on a referral basis to find the right property, regardless of who had it listed. Agent's response: Wouldn't consider it...been working with them for 6 months, and would continue working with them with no assistance.

We love Agents who actually bring their clients out and go to each home with them. I'll do anything possible to help such an agent within the parameters they wish. My sellers deserve my efforts to work willingly and cheerfully with outside agents. But I can only feel sympathy with this agent's buyers when their agent is more concerned with his/her commission than in helping their buyer.

I know the Atlanta market pretty well, but would never consider representing a client buying property there. I don't know how things have changed since we moved from there to Lake Oconee nine years ago. I don't know the pricing trends in each neighborhood. I don't know where the homes are that are "by owner" or not even listed, but are available nonetheless. I DO, however, know the Lake Oconee and Lake Sinclair markets, and could easily put this agent onto at least two homes that would probably work for them. I even offered to get an authorization to show for one of the propereties that is not on the market, but the agent wanted me to send photos FIRST! Instead, I'll be taking my grandson fishing tomorrow.

2010-03-31T06:05:00.000-07:00

The past three months have been occupied with my move to Coldwell Banker Lake Oconee Realty. I'm now ready to resume blog listings. The move was occasioned by my sense of needing to reinvigorate and recharge my business. I was very fortunate to have been with a very successful non-franchised broker for 7 years, and my departure was on excellent terms on both sides. My former broker very generously permitted me to move my listings with the sellers' consent...all 14 listings stuck with me.

The normal trajectory in our local market is to begin with a franchised company, then move to an independant as an agent gains experience. Mine was just the reverse. After over seven years of consistent $million-plus performance, the new year will be a challenge, but it seems that activity is beginning to resume. My intent with this blog was to avoid personal references as much as possible, and stick to the Lake Oconee / Lake Sinclair market itself, and after this explanation of the past 3 months, that is what I plan to do.

Auction of lake front townhomes

2009-12-15T03:07:00.000-08:00

At an auction of 16 lakefront townhomes (The Peninsula on Lake Oconee) on Sunday, December 13, all 16 properties sold within about 90 minutes. Many of the homes in the development had sold over the past couple of years for prices ranging from the mid-$400K's to over $700K. Auction prices ranged from $319K to $415K, with buyers paying an additional 8.5% buyers' premium. Total sales exclusive of buyers' premium was $5,827,000 based on the announced winning bids.
These were extremely well-done homes...all have assigned slips, custom interior finish and pool access, and other amenities.
The auction company, SheldonGood & Company, conducted an extremely well planned and executed event. There were ample opportunities for prospective buyers to view the properties in advance, the process was thoroughly explained in advance, and it was held in Atlanta with very strict qualification of prospective buyers.
Several bidders were represented by their buyer's agents from the Lake Oconee area.

Jumbo loans for Lake Oconee waterfront homes in Greene County

2009-11-12T05:45:00.000-08:00

The $662,500 limit for conforming jumbo loans in Greene County, Georgia, has been continued until September 10, 2010. Greene is the only county in Georgia that qualifies for this limit...all other counties in Georgia are limited to $417,000. Given Greene County's millage rates among the 5 lowest of Georgia's 159 counties, and the attraction of the county as a premier golfing and lakefront destination for full-time and second homes, the real estate market here offers a unique opportunity for value-seeking buyers.

2009 residential real estate market for Lake Oconee waterfront and golf course homes

2009-10-16T13:11:00.000-07:00

Compared to what we hear about the real estate market in places like Florida, Arizona, and California, our 2009 market at Lake Oconee in Georgia for waterfront and golf community homes seems reasonably sound at low and medium price points.

Lakefront homes sold in our 125 non-gated lake communities are right on pace compared to 2008, with avereage sale price at $456,500, about 9% off the asking price.

Higher priced home sales (those over $1 million) are DOWN about 80%. Since the vast majority of $million+ lakefront homes in our area are located in our five gated golf communities, that's where the greatest pain is being felt. There have been five sales with 2.5 months to go compared with 30 sales in 2008. More telling are two points: the average listed price of the 89 waterfront homes in the golfing communities is nearly $2million; the average price of the 5 properties sold this year is just over $900,000, about 15% off the listed price for those properties.

Off-lake homes in the golf communities are running at about 75% of 2008's pace. Average price for the 34 golf non-lakefront homes sold is $527,700, about 9% off asking price.

We are seeing an increase in potential buying activity this fall as opposed to the spring and summer. Those in the market are serious, have often pre-negotiated a loan or are paying cash, but are shopping for bargains in the under-$million properties.

Shortly I will prepare a similar report for lakefront and golf building lots.

Reynolds Plantation - Reynolds Landing merge

2009-09-22T05:49:00.000-07:00

Reynolds management announced yesterday that membership programs for Reynolds Plantation, Reynolds Great Waters, and Reynold Landing will be merged. Basically, this adds one new course for the Plantation owners and opens multiple memberships to Reynolds Landing owners. Reynolds Landing will also be renamed The Landing at Reynolds.
This change seems to me to benefit all three communities, and it significantly upgrades the status of Reynolds Landing (now The landing at Reynolds)...the developer has made significant upgrades to the infrastructure during the past 3 years and it is solidly included in the new Lake Oconee Academy school zone.

The "Due Diligence" period when buying lake and golf property

2009-08-27T06:20:00.000-07:00

A couple of years ago, Georgia began using a Due Diligence period as an option for buying real estate. Its effect has been to simplify the process for both buyers and sellers between acceptance of an offer and closing.
The Due Diligence period is part of the initial Purchase and Sale agreement by which the buyer makes an offer on the sellers' property. It is a period mutually agreed by both parties during which the buyer conducts all investigation of the property...home inspections, surveys, soil tests, neighborhood eveluations...whatever the buyers choose to do to assure themselves that they wish to proceed to closing.
The typical Due Diligence period ranges from 7 days to a month, and during that period the buyer may terminate his agreement and have the earnest money refunded, no questions asked. Obviously, the seller wants this period to be as short as possible, while the buyers want as much time to evaluate the property as they can get.
If the buyer finds deficiencies in the property, there is a proceedure for revealing the deficiency to the seller and negotiating a solution...either the seller fixes the problem, or a price is agreed to reduce the purchase price and enable the buyer to fix it after purchase.
Advantage to the buyer?..the contract can be unilaterally terminated and the earnest money refunded for any reason during the Due Diligence period.
Advantage to the seller?..the property is "off the market" for a limited period of time; once the buyer passes the Due Diligence period without terminating the agreement, and any other special stipulations are met (there may be a financing contingency that extends beyond the Due Diligence period), the earnest money is non-refundable.
My observation is that, properly handled, the entire process is less prone to dragging out over weeks or months, and both parties know exactly what is expected of them.

Survey recommended for Lake Oconee lakefront and golf property

2009-08-19T08:01:00.000-07:00

A survey is recommended prior to buying any real estate. I will focus on the reasons relevant to buying property on the lake and in gated communities.

Lakes Oconee and Sinclair are managed by Georgia Power Company, and the actual lakefront is actually leased from Georgia Power (there are some exceptions on Sinclair). All buildings and permanent structures must be no closer to the water's edge than either the Georgia Power property line, or 65' to 100', depending on the county, whichever is greater.

An "as built" survey will show whether there is any incursion over this line. In one case, the lakeside deck was about 6" over; the seller was unaware of this and it required the sellers' obtaining a waiver from Georgia Power. No problem, as long as the new owner knew about it before completing the sale. The buyer had paid for the survey and it gave him the information he needed during his due diligence period.
This survey will also show the location of seawalls and docks, which will be needed should the owner decide to renovate or alter the dock in the future.

In two other instances, golf properties were found to have an incursion (by the developer) onto the owners' property...in one instance, the cart path and part of the ladies' tee were actually on his lot. In another, a small section of a cul-de-sac was the incursion. In each case, the owner had the option of pursuing the issue legally, but it was critical information that could have derailed a future sale had it not been know and disclosed to future buyers.

A survey for a typical lot around an acre or so costs around $400, and can benefit both the buyer and the seller.

Searching for Lake Oconee lake property and golf property in Reynolds Plantation

2009-07-23T03:48:00.000-07:00

Reynolds Plantation, Reynolds Landing, and Great Waters are gated golf communities developed by Reynolds/Linger Longer Communities. They are absolutely excellent properties...well-run, well-maintained, and offering a great selection for those who want to be in a gated community. BUT...

Many people searching for Lake Oconee properties begin their search by contacting Reynolds directly. Reynolds markets their corporate-owned properties around the U.S. and around the world very successfully. Reynolds properties tend to be, on average, priced 10% to 50% higher than comparable properties in other gated communities...Harbor Club, Cuscowilla, Del Webb, Waters Edge. Some seekers become discouraged by the prices in Reynolds, and don't realize that there is a whole world of property available in other gated communities, as well as "outside the gates", at a wide range of prices. The agents who work directly inside Reynolds DO NOT SELL, OR SHOW, properties outside Reynolds. Further, there may be a tendency to show recently released corporate lots/homes, then their own resale listings, then, as a last resort, those listed inside Reynolds by "outside the gates" agents.

Bottom line: You may be wise to establish contact with an "outside the gates" Realtor first, and gain exposure to the entire range of properties available at Lake oconee.

Lake Oconee and Lake Sinclair distressed properties, short sales, foreclosures

2009-07-15T07:27:00.000-07:00

While the national downturn in financial markets, including real estate, has not affected the local market for lake property at Lake Oconee and Lake Sinclair as severely as in traditional residential markets, there are still opportunities available.

First, a general observation: although the local newspapers are carrying pages of impending foreclosure sale notices, very few really desirable lake properties actually get sold on the courthouse steps. The bank intervenes with an offer of a potential short sale (they will take less than their borrower owes and release the borrower from further responsibility). Or the borrower finds a buyer for the property in the nick of time, often by getting realistic about the property's current, true market value.

A "courthouse steps" transaction has so many potential pitfalls...being sold "as is", possible tax liabilities, possible mechanics' liens...that you as a buyer, and your agent, had better be very specifically experienced in such transactions. Also, lenders will often refuse to sell at an absurdly low price. They have no desire to get stuck with property to manage, but they are generally unwilling to let a property go at 20% or 50% of it's current market value. Very few agents have the experience to properly represent their buyer (I don't...that's why I steer clear of these transactions. A handful of our area agents are quite well qualified to do this and are earning a good living at it). It is truly not an activity for the faint-hearted, uninitiated, nor for the average seeker of a place for their family to live or as a family retreat.

What does make sense, especially for the buyer who wants property for their own use rather than as a pure investment, is to spend the time to get to know the relative values of properties available, and to get a feeling for the degree of motivation of specific sellers. For the buyer who has the financing arranged, or better yet, the cash on hand, to make a buying decision quickly, there are excellent buys...values that would have been on the mark four years ago, and and with good potential to maintain or increase in value.

And just try taking your granddaughter fishing at your 401K!

Golf Memberships in Lake Oconee gated communities

2009-07-08T05:10:00.000-07:00

It's not uncommon for owners of Lake Oconee lakefront homes outside the gated golf communities to decide they want a membership, but don't want to sell their homes and move into a golf developmemt. Solution: Buy the least cost lot that enables the purchase of the membership you want.
Examples as of today:
Harbor Club: $ 49,900 + $ 25,000 deposit
Reynolds Landing: $75,000 + $20,000 deposit
Reynolds Plantation / Great Waters: $108,500 + $30,000 Exchange membership deposit
(properties enabling the purchaser to buy a full golf membership are typically
higher purchase price and the deposit ranges from $35,000 to $110,000)
Cuscowilla: no need to buy a property; non-resident membership is $25,000

Max docks and boat lifts on Lake Oconee

2009-06-29T13:54:00.000-07:00

Georgia Power sets policy on which Lake Oconee waterfront lots can have a dock and the kind of dock allowed. The dock type and availability are two factors that determine the value of a lakefront home or lake lot. Generally, the lot must have 100' of waterfront before it can have a dock of any kind. There have been exceptions, many of which have been grandfathered in from past years, but requirements have tightened recently. Anyone considering Lake Oconee lakefront property will be wise to call Georgia Power, whether the property already has a dock or not.

If there is a dock, Georgia Power can let the prospective buyer know the dock's status...for example, they are now requiring that any new dock, or rebuilt dock, must be no closer than 15' to a side lotline, so an existing dock may need to be repositioned if or when it is rebuilt. If there is no dock, GaPower can tell, often without visiting the lot, whether and what kind of dock will be allowed, and how it should be positioned.

They (GAPower) have been extremely cooperative and reliable. Generally, lots that can have no dock will be worth tens of thousands of dollars less than one that is dockable. Undockable lake lots are very uncommon at Lake Oconee, but you need to know for sure.

Dockability can add $50K to $100K+ to the value of a lot or a lake home. The most desirable dock is a max dock with an "H" slip and a 320 square foot seating area. Such a dock can usually have two boat lifts and up to four PWC lifts. Some lots can only have a "wharf" dock...one that is parallel to the shoreline, but some of these can have a boatlift as well.

Whether buying a property or selling a property, a little homework can be critical.

Sellers' mistakes when marketing a lake home

2009-06-19T09:25:00.000-07:00

Yesterday, while previewing several lake homes that had been placed on our Lake Oconee Agent Open House, one of the homes was obviously "Not Ready for Prime Time". The price?..well over a half million dollars.

I'm assuming that the owner's agent has brought this issue up with them, so what was this owner thinking? Even in a ragingly good seller's market (which is not what we are in, by the way), this house was a disgrace. This home must compete with homes in every price range that have been cared for and kept ready to show on a moment's notice.

If there has been a death or disability in the seller's family, that is understandable, but the house should be priced to reflect its run-down condition, not as if it was a pristine jewel.

Buyer's agent should know before they show

2009-06-19T09:11:00.000-07:00

I recently had one of my listed lake homes shown by a local Lake Oconee agent. This agent had never been to the house before...ever. This agent had no idea what to expect and, not knowing the area, no way of explaining the pros and cons of the home. This lakefront home is near new, in one of the most desirable lake communities, and priced properly for the current market. Feedback from this agent: "Customer didn't like it". This agent is essentially a tour guide...when pressed they will show property, but with no idea of the salient points that may make the property right or wrong for their buyer. I can only imagine what their customer thought...people can tell when their agent is clueless.

Past 12 months lake home sales at Lake Oconee

2009-06-17T14:48:00.000-07:00

During the past 12 months, even in a very challenging market for primarily second homes, sales have not completely dried up.

For lakefront single family homes with private lake frontage:
71 sales @ 95% of asking price; hi@$4,000K, lo@$262K, median@$689K
There are nine homes pending from $3,605K to $399K, median@$549K

For off-lake single family homes, including golf communities:
97 sales @ 93% of asking price; hi@$1,570, lo@$55K, median@$315K
There are 15 homes pending from $1,195K to $70K, median@$199K

Time on market is almost meaningless, as is the percentage of asking price. Reason: if the ask price dropped from $600K to $500K before it went under contract, and it sold for $475K, that's 95% of the reduced price, but 79% of the original price. Before making an offer, buyers need to know the pricing and listing history of the specific property. That's part of what a competent agent can do.

Lake Oconee lake homes and lake lots for sale

2009-06-03T12:51:00.000-07:00

Here is what is on the market at Lake Oconee Georgia for six categories of lakefront and golf property as of 6-3-09;

Lakefront homes non-golf: 139 homes from $225K to $2,900K Median: $615K
Lakefront homes gated/golf: 84 homes from $669K to $5,695K Median: $1,540K
Off lake homes gated/golf: 225 homes from $185K to $4,995K Median: $629K

Lakefront lots non-golf: 80 lots from $99K to $1,750K Median: $340K
Lakefront lots gated/golf: 72 lots from $249K to $1,650K Median: $722K
Off-lake lots gated/golf: 363 lots from $38K to $929K Median: $189K

Lake Oconee real estate pricing in a buyer's market

2009-05-26T06:29:00.000-07:00

While the Lake Oconee real estate market is edging back slowly, it is still a buyer's market. In a buyer's market, listing too high can poison the market for that particular property. Subsequent price reductions are often too little, too late. Buyers and their agents may not return to the property until the price hits a point of desperation. The owner may get lucky...it happens...but more likely after the initial rush of interest the property may languish on the market for months. One home, not my listing, sold after two+ years at well under $500K after starting at well over $700K. When initially listed that home should have sold fairly quickly in the low $600's...two years later, the market had changed, offers had been turned down, and the sellers had become open to almost any offer.

George W. Bush visits Lake Oconee

2009-05-21T16:00:00.000-07:00

Ex-president George W. Bush was here Monday for the dedication of our new performing arts center. Festival Hall will be a full-tilt facility capable of featuring a full orchestra, a ballet, or play. It is part of our Oconee Performing Arts Society (OPAS) which is partially funded by Reynolds Plantation.
I hosted an open house for area agents at my new listing just steps away. It's a fully renovated historic retail building on main street. I love the building...it is quite unique, having a very nice loft-style residential unit above the retail. It was built in 1900 and was first a drug store...now a frame shop run by the owner. She wants to keep her business here with a 2-year lease.

Lake Oconee lake front home short sale

2009-05-19T06:57:00.000-07:00

The short sale closed yesterday. Purchase price of $250K...an extremely good buy for a lakefront home even in this market. Today, tracking down the owner of a specific $1M+ unlisted lake home for a potential buyer.

Lake Oconee short sales of lake property

2009-05-16T08:12:00.000-07:00

My first "short sale" is closing on Monday. The buyer is getting a wonderful lakefront retreat for a bargain price (I can reveal it Monday) and the sellers are getting out of a tight market with their credit intact. And the mortgage company is avoiding owning a property in an area with which they are unfamiliar. I'm showing one tomorrow that is a spectacular, large home in one of our top golf communities. Asking price in the mid $600's, but the bank will have to approve the sale. Thankfully, as a primarily second home market, we aren't overcome with distress sales, but there are a few available. More to the point, sellers are either getting realistic about their property's value, or just taking it off market to wait for better times.

Kickoff / Realtor of the Year

2009-05-16T07:29:00.000-07:00

Having successfully practiced real estate here for six years, I was chosen this February as Realtor of the Year for 2009 from among over 300 agents from all brokers in the area. It was based on a decent year of sales for 2008 (in very challenging market conditions) as well as a high level of involvement in the community. I would also like to think that it reflected a reputation among the very best agents here for reliability and cooperation.

Last year, in response to a very quiet market, I brought up my website (www.lakeoconeesearch.com) and determined to create a growing web presence...my goal: very simply to offer my thoughts and ideas about area real estate so that potential buyers, and sellers, and perhaps agents who have clients considering this area, can contact me or call. And the only way to do that is to start right here with straightforward comments. For a background on the area, and me, take a look at www.lakeoconeesearch.com. And to whoever is the first person to "stumble" onto this, THANK YOU!