Beautifully Transformed Modern Ranch in Historic Druid Hills

May 27th, 2015

This is truly a one-of-a-kind home.  If you have an appreciation for a modern design with top end finishes, predominantly one-floor living, and walkability to great shops/restaurants, you won’t want to miss this one.  It has been a labor of love from the architect owner, and was finished to the level of his liking, not for your ‘run of the mill’ spec house.  Renovations took place over several years, and the attention to detail and level of finish work is obvious the moment you enter the front door.

The design is modernly elegant, with light walls, porcelain tile floors, and open spaces.  The owner incorporated operating glass walls that open to two courtyard areas that provide for a seamless transition between indoor and outdoor living – perfect for entertaining.  It is around 3,200 sq ft of living space, including 4 bedrooms, 2.5 baths, large office area off of the kitchen, and a flex area on the terrace level (perfect for office or kid’s hang-out area).

The neighborhood is historic Druid Hills and is nestled between Emory and the City of Decatur.  Residents walk to Fernbank Elementary, Emory Village, and City of Decatur.  Click picture below for a virtual tour.


For more info click here

General Features:

  • Built in 1947
  • 4BR/2.5BA (with full bath option)
  • Separate Dining, Separate Office, Downstairs Living Area
  • Total Square Footage: 3,156 (including terrace level)

Kitchen Features:

  • Open kitchen with Veneto Marble peninsula opening to dining area
  • 35’ Operable glass wall for indoor/outdoor entertainment
  • Large terrace with separate seating areas and 40’ tall Japanese Maple
  • Bulthaup cabinets with ample storage including pull out pantry
  • Veneto Marble cooking island with Gaggenau gas stove with electric grill and hood
  • Gaggenau dishwasher and Gaggenau convection oven with rotisserie
  • Concealed Sub-Zero refrigerator with separate freezer compartment drawers

Master Bath Features:

  • Duravit Sinks with Dornbracht fittings
  • Spa style freestanding tub with hand wand
  • Steam shower with integral bench and Dornbracht rain shower, hand wand and body sprayers
  • Butt joint glass and Custom Ash wood wall with concealed closet door
  • Walk-in closet with washer / dryer connection

Other Features:

  • New Plumbing
  • All new lighting, Lutron dimmers
  • Anderson Windows (upper floor), Low E sliders in kitchen and dining room
  • Wood burning fireplace
  • Nest Thermostats
  • 3 Zones up for HVAC, sep. unit down
  • Surround Sound in Living Area
  • Two Laundry Hookups
  • Porcelain tile floors throughout main living level
  • Custom Ash wood pivot doors for master suite, master bath and upstairs bed room

Capital Gains Tax on the Sale of your Home

April 20th, 2015

Here’s a questions I get asked fairly frequently…..Will I be taxed on the gain from the sale of my home?

The Answer:

The IRS gives individual taxpayers a $250,000 break and married couples a $500,000 break on any profits made from a home sale. There is no limit to the number of times that one can claim this exemption, as long as the person owned the home for at least two years and has used it as a principal residence for a total of 24 of the last 60 months. Also, if someone had to move due to “unforeseen circumstances” such as divorce or a natural disaster, they might still qualify for the exemption.

Another Home Sold by Carlson and Company

April 17th, 2015

Congratulations to long-term clients Sharon and Michael on the sale of their condo!  4 homes and counting…Good stuff.

Look Here


Tree Limbs – Whose Responsibility?

February 25th, 2015

One of the things that makes Atlanta neighborhoods so charming are the large, old trees canopying the streets.  However, during cold weather and icing, these trees can become really scary, with branches snapping and whole trees being uprooted.  There seems to be much confusion as to who is responsible for fallen trees/tree branches when it comes to property damages.

As a general rule, if you have a healthy tree that is properly maintained with no known signs of disease, the owner of the tree is not responsible should a limb fall on a neighbor’s house or personal property.  It is considered an ‘Act of God’ that could not otherwise have been foreseen and the neighbor’s home owners insurance would be responsible.  The neighbor does have a right to prune the branches hanging over their property as long as they communicate this to the owner and as long as pruning is done is a way that does not jeopardize the overall health of the tree.

For more information regarding this topic:  Neighbor Tree Disputes

SOLD in Inman Park!

February 24th, 2015

Sold in one week!  Congrats to new buyers, who are going to love living in one of the best neighborhoods in Atlanta!  And a special thanks to my clients for trusting me to represent them in selling this beautiful home for a second time.


SOLD in Ashford Park!

February 23rd, 2015

Congrats to two of my favorite people on the purchase of this beautiful Ashford Park home… of my favorites.  Glad we were able to get it before it was listed with multiple offers!
2796 north thompson

6 Things Home Insurance Won’t Cover

February 17th, 2015

I periodically will get questions from clients asking if certain things are covered under home owner’s insurance.  It’s important to understand your policy at the time you purchase it.  Unfortunately, most people may not realize certain items aren’t covered until it’s too late.  Here are 6 things that the typical home owners insurance will not cover:

  1. Mold
  2. Sewer Backup
  3. Sinkholes
  4. Termite infestation
  5. Nuclear plant accidents
  6. Some acts of terrorism

To see more info on this topic, go to

2015 Atlanta Homestead Exemption – Don’t Forget to Apply

February 5th, 2015

If you bought a new home in 2014, don’t forget to file for homestead.  Also, as you’re filing taxes, make sure you don’t forget to look at your settlement statement to see if you can write off any of your closing costs.

    How to File for Homestead

Homeowners may need to provide their Warranty Deed book and page, proof of residence, social security numbers, driver’s license, and car tag info. In most counties, to be eligible for the current year, you must have owned and occupied the property as of January 1st. If the property is located within city limits, the homeowner may be required to file with the city as well.

Homestead Exemption
Generally, a homeowner is entitled to a homestead exemption on their home and land underneath provided the home was owned by the landowner and was their legal residence as of January 1st of the taxable year (O.C.G.A. § 48-5-40).

Application for Homestead Exemption
To be granted a homestead exemption, a person must actually occupy the home, and the home is considered their legal residence for all purposed. Persons that are away from their home because of health reasons will not be denied homestead exemption. A family member or friend can notify the tax receiver or tax commissioner and the homestead exemption will be granted (O.C.G.A. § 48-5-40).
Failure to apply by the deadline will result in loss of the exemption for that year (O.C.G.A. § 48-5-45).

Exemptions Offered by the State & Counties
The State of Georgia offers homestead exemptions to all qualifying homeowners. In some counties they have increased the amounts of their homestead exemptions by local legislation above the amounts offered by the State. As a general rule the exemptions offered by the county are more beneficial to the homeowner. Visit for more information.

Homestead Exemption in Your County
Click on a county name below to visit that specific county’s homestead exemption information page.
The deadline to file for all counties is April 1, 2015.

The Cost of Waiting

February 4th, 2015

Here’s a great blog from KCM about the potential impact of waiting to buy or sell in terms of cost.

The Cost of Waiting

New Listings Coming Up!

January 26th, 2015

The market is HOT and there’s still not enough inventory.  Buyers are scrambling to find something to buy and ‘multiple offers’ is music to sellers ears.  It’s a fantastic time to sell your home (especially if you already know where you’re going).  I have some really great upcoming listings….

  1. Inman Park – 238 Haralson.  One of only a few in this price point in zip 30307, and about the only one in Inman Park.  Super cute, well maintained, walk to everything!  This one won’t last.  $559k, 3br/2.5ba.
  2. Decatur – I’m going to have a wonderful 3br/2.5ba starter home coming up in the lower $200ks.  Super short drive to downtown Decatur, Emory, CDC.  Great floor plan and has been lovingly maintained by its long-time owner.
  3. Cosmopolitan Condo – this is a 2br/2.5ba condo on the corner with one of the best best layouts I’ve seen.  Split bedroom floor plan, super spacious and open kitchen/living area.  Not your ‘run of the mill’ condo floor plan.  Very nice building and super convenient location to both Emory and Buckhead.
  4. Druid Hills – looking for a rare, contemporary ranch that has been renovated to perfection?  This one is pretty unbelievable.  Bulthaup cabinets, Gagganau appliances, sub zero concealed refrigerator, spectacular master bath.  Great location – walkable to Emory Village and short jaunt to downtown Decatur. This one is special and there’s nothing like it anywhere.  Architects personal home he renovated to live in forever! 4br/3ba.  I can show by appointment.
  5. Edgewood – this one is a completely renovated 4br/3ba home.  Big rooms, high ceilings, beautiful front porch.  To be listed April/May timeframe.

Stay tuned for more details on these and more upcoming listings.  If you know of anyone looking to sell their home, I’d love to help!