Tin Cup Realty - Gabe and Ashley Arronte

The riskiest thing about a real estate investing?

It's the possibility that it flops.

Over the years, we've witnessed several successful real estate investors in our area.

Here's what they mastered before signing on the dotted line:

1) Know your borrowing options
Work with a lender who specializes in investment properties & understand the loans available to you.

For example: A hard money loan is best for investors needing quick funds for short-term projects. Beware though, these loans are a higher-interest option.

2) Know the loopholes & tax implications
Profits from homes flipped within a year are taxed as ordinary income, which could be as high as 37% depending on your tax bracket.

However, if you hold the property for more than a year, the profits may be taxed as long-term capital gains, which is typically lower (0%, 15%, or 20%). Lean on a tax professional here!

3) Work with an experienced agent
An agent with investment experience can help you locate off-market & well priced opportunities.

Plus, depending on the agent, they can help you assess the deal for profitability and share their rolodex of local contractors.

Want to chat more about investment properties? Send me a DM!

If there's one thing to know about saving on your house payment, it's this:

The importance of negotiating for a mortgage rate buy down.

Given our current market and interest rates, having this strategy in your pocket will have the most significant financial impact on your monthly payment (in a good way).

Here's a real life example:
Let's say you're looking at a home priced at $300,000.
You could ask the seller to reduce the price by $10K and see savings of $78/mo.

But watch this:
If you asked that same seller for a $10k credit to buy down your interest rate, you're looking at $248/month in savings... 🤯

For the sellers, it makes zero difference; it is simply redirecting where the money is applied.

What question do you have about buying? Schedule a 15 min call at the link in our bio.

Has home buying changed forever??? 🤯

Let's break down the NAR Settlement that went into effect on August 17th (it's actually pretty simple)

Buying a home _before_:
- Commissions for your agent were typically included in MLS listings.
- You didn’t need to sign an agreement with your agent before seeing homes.

Buying a home _after_:
- Commission details are now negotiated separately, not shown on MLS.
- You’ll need to sign an agreement with your agent outlining their compensation before they start working for you.

There's some fine print you definitely want to know... Thinking of buying or selling? Message me “CONSULT” to schedule a free consultation.

Excited to get this one Under Contract for our clients!! 🎉🎉

Anyone else slow blinking in disbelief at their homeowner's insurance rate?

Here's something you can do to knock it down:

Installing a security system.

You read that right - Most insurance companies offer a discount of 2% to 5% on your premiums if you install a home security system, a few even offer up to 15%.

Share this with a friend who need to see it.

Are "smart" home features actually worth the investment? 💸

The conclusion we've drawn over the years: It depends.

Here are a few options we've seen in action that seem to be worth their modest price tags:

Echo Dot - Small but mighty, this smart speaker fills the room with a great depth of sound. But here's what takes it up a notch: It houses a built-in room temperature sensor that can initiate certain Alexa smart home routines. (Ok, impressive!!)

Not an Amazon Alexa user? Your best option is the Google Nest Mini, a wireless bluetooth speaker and microphone let's you launch Google Assistant with a simple "Hey Google"

Moving on to home security cameras, the Tapo C120 gives you 120 degrees of coverage and is compatible with both Alexa and Google Assistant. With 2k resolution, color night vision and weather resistance under $40, this gadget is a yes.

Next up: Lighting. The biggest gripe with smart bulbs is their price tag. Have you met the Wyze smart bulb that comes in at a modest $8?! Connect the bulb to your phone or smart home device and set schedules for every room in the house – at any color or temperature 2700K to 6500K. Bonus? Use "travel mode" to turn on the lights sporadically while you're away.

What smart home feature is worth it's weight to you? Drop your recs in the comments!

Your home looks great in photos, but.... does it smell great too?

Scents are a very powerful trigger and could make or break your first impression with a potential buyer.

Here's what we share with our sellers:

Deep clean or replace carpets–
Ever lost something in a carpet and thought, well - that's gone forever. Compound the crumbs, dirt, pet hair, sweat and skin cells over years of use and... you start to smell things. Investing in a deep clean or exploring replacement options is something we typically recommend.

Scrub the kitchen–
Grease builds up in places you wouldn't think –on top of the fridge, cabinets, microwave– and next thing you know, that quaint kitchen starts to smell like an industrial grease trap. Wipe down all surfaces with hot soapy water a time or two.

(And, it goes without saying - avoid cooking fish or foods that give off strong odors ahead of showings (unless it's banana bread).

Open doors and windows–
This one's obvious but works great for bringing some fresh air into the mix. Make sure to open multiple windows or doors on opposite sides of the house to create a cross-breeze.

Add scents \*sparingly\*–
There's nothing worse than an overly perfumed room. It could signal to buyers you're trying to mask a bigger problem.
Scents that are getting lots of attention these days -
Santal, bergamot, vetiver, black rose.

🚨PRICE IMPROVEMENT🚨
(UNDER APPRAISED VALUE)

MOVE-IN Ready
5 Beds / 3 Baths / 3700+ sqft
Sitting on 2+ acres
Beautiful backyard oasis
Offered at $1,000,000
Exclusively listed by Tin Cup Realty powered by 1Look Real Estate

Nearly one-third of home sellers regret this...

👉 Selling their home all together.

But there's good news: We've seen sellers sidestep that remorse when they keep these things in mind:

Reflect on your 'whys' - What's driving your move? Will the change genuinely improve life for you and your family? Jot down your important reasons.

Do the math - Selling your home isn't just about the now; it’s got long standing financial implications. What are the costs of staying put versus moving? Reach out if you want help calculating the numbers.

Grab a net proceeds sheet - Knowledge is power, especially about your potential earnings from a home sale. (More on this in a minute →)

It's our goal to help clients walk the home selling path with confidence, clarity and strategy.

Send us a DM for a custom net proceeds sheet to see what you can earn from your home sale.

Picture this: It's 2021, people are waiving home inspections left and right to \*fingers crossed\* have their ticket called from the pile of offers.

Luckily, we've moved past that period of chaos and I'm seeing buyers re-embrace inspections.

To me, it's a no-brainer form of insurance on your largest investment.

Let's look at some real numbers:

Imagine you're a buyer who invests $750 in an inspection that reveals damage to the windows of the home that will cost $15,000 to repair and replace.

With that knowledge, we head back to the seller to negotiate repair costs or walk from the deal.

In most cases, the sellers will work with us to make it right.

I've seen seller credits range between $250 and $25,000
depending on the type of repair.

Your long-term peace of mind is worth the fee. Agree or disagree? Let me know in the comments.

POV: You're settled into your new home with time to spare this fall 🍂 for bonfires, football & hosting for the holidays.

All is right in the world.

So what needs to happen to make this a reality?
- August: Reach out to an agent and connect with a lender
- September: Make your wants vs. needs list. Then, you and your agent can start touring homes that meet your criteria
- October: With the help of your agent, write strong offers, and go under contract
- November: Move into home sweet home and break out the s'mores

Curious how to make the transition from your current place? I’ve got the playbook for a seamless move, complete with the latest listings, neighborhood profiles, local intel, and service professionals to help you move. Send me a message if making a move by fall is on your mind.

When it \*actually\* make sense to sell... Check for these conditions!

Market Conditions

1) There's low Inventory. Fewer homes on the market means more competition which drives up price.
2) Recent comparable sales near you are high, indicating healthy appreciation.
3) Homes are selling quickly, with short “days on market”

(Your agent can help with this info! ^)

Personal Circumstances

There are _many_ circumstances that warrant a home sale. These are the ones I see most often:
\> job changes
\> growing family
\> desire for more space
\> desire for less upkeep
\> desire for a change of pace

If you're thinking about selling, let’s chat and see if now is the right time for you. Send me a message.

School is back in session✏️📚🚍 but that doesn't mean we can't enjoy this last month of summer!

Swipe for an update on the local real estate market and, of course, all things happening in Cherokee County this month!

🚨OPEN HOUSE ALERT🚨

Sunday 8/4 | 2-4 pm

Come tour this beautiful home and all it has to offer!!🤩

POV: You're a home buyer that gets pre-approved for \*the magic number\* from your mortgage lender.

Don't come for me on this one but... Just because the lender gives you the green light on a certain dollar amount \*doesn't mean\* you should stretch your housing budget to the max.

Before you sign, think about your life BEYOND the loan. Things like lifestyle preferences, discretionary habits, vacation expenses, childcare needs, etc.

Let's make sure your next home fits comfortably within your current lifestyle.

DM us to grab our simple Home Budget Tracker that factors in current spending with a recommended housing budget.

So excited for this amazing family who has become great friends!! They found their dream home complete with a stunning pool, spacious barn, and a lush pasture for their beloved horse!! Ready for all the fun memories to be made here!!🏡🐴😍

🚨NEW LISTING ALERT🚨

5236 Union Hill Road, Canton
MOVE-IN Ready
5 Beds / 3 Baths / 3700+ sqft
Sitting on 2+ acres
Beautiful backyard oasis
Offered at $1,100,000 (under appraised value)

Exclusively listed by Tin Cup Realty powered by 1Look Real Estate

What I'd tell myself if I was on the house hunt right now...

What matters most:
✓ Structural integrity: I'd look for a home with a sound foundation, roof, and well sealed exterior
✓ System ages: I’d find out the age and maintenance needs of systems like HVAC, roofing, and plumbing.
✓ Neighborhood fit: Finding the right area will shape my daily life. I'd want a good blend of ambiance and practicality.
✓ Commute times: The toil of long commutes wears on you (financially, physically & mentally). Location and proximity to work would be front and center.
✓ Functional layout: I’d look for a floor plan that complements my lifestyle, knowing that in some cases we can make modifications.
✓ Growth Potential: A home that can adapt to life - I'd be looking at extra rooms or flexible spaces for kids or guests.

What matters less:
✓ Current decor: Wallpaper and paint colors are easily changed. I’d look past what’s superficial.
✓ Furnished vs. unfurnished: Furniture arrangements and styling are personal choices that I can make later.
✓ Landscaping: While curb appeal is nice, it’s the lot, not its current state, that matters more.
✓ Light fixtures & hardware: These
are simple, relatively inexpensive changes that won't deter me from the right home.
✓ Appliances: While shiny and new might be appealing, appliances are replaceable and don't make or break a home’s value for me.

What's on your 'matters most' list? Share your dealbreakers below.

🚨COMING SOON🚨
5236 Union Hill Road, Canton
MOVE-IN Ready
5 Beds / 3 Baths / 3700+ sqft
Sitting on 2+ acres
Beautiful backyard oasis
Offered at $1,100,000 (under appraised value)

Exclusively listed by Tin Cup Realty powered by 1Look Real Estate

Does an election year breed housing market instability?

This is what the data shows...

What really impacts your home's value?

The buyer's ability to move in and start living from day one.

Knowing that, this is the advice I give my sellers that usually comes as a relief.

No need to do any time-consuming updates... instead focus on these quick fixes.

1) Add a fresh coat of neutral paint.
2) Spruce curb appeal by weeding, adding fresh mulch trimming bushes and cleaning the entry.
3) Professional carpet cleaning to remove odors. Replace if needed.

Work with your agent to decipher what will bring the buyers ease, comfort and convenience. In most cases, that’s the key to a quick sale.

Hot Take: Home upgrades before selling can be completely unnecessary.

Here's why: Not all upgrades are created equal.

For example: Sellers refacing their cabinets. While this update will look great, the expense of the project is likely not necessary for the sale.

The truth is some changes won't significantly alter buyer interest or selling price, especially if they don't align with a buyer’s taste or preferences.

So, before you rent the sander or swing the hammer, work with your agent to strategize on the best investments to maximize your home's value.

Do you agree or disagree? Share your perspective below.

Feeling like your starter home has become your forever spot?

Time flies, and sometimes, what was meant to be temporary sticks around longer than expected. But staying put doesn't have to mean settling.

Bring back the love for your home with these tweaks:

- Splurge on a new piece of furniture, area rug, or art.
- Schedule a landscaping consult to bring a fresh take to the front yard or back patio. Yardzen has highly rated virtual consults.
- Build a she-shed or man cave. The world of stylish, prefabricated structures is here.
- Get creative with storage. Think built-in bookshelves, under bed storage, or reworking closet space.
- Update light fixtures and hardware on doors and cabinets throughout the house
- Do an interior design consult for a fraction of the cost on platforms like Havenly.

Here’s one more thing I’d say: Sometimes, “trying on” a move to a new home can help reinforce your decision to stay put.

And if instead you're ready to see what upsizing looks like, send me a message. I'm always here to be a resource.

This one's for you IF your summer plans include a 'For Sale' sign in your front yard.

The summer brings buyers to the market which means homes sell QUICKLY this time of year. This is why:

• School-year countdown: As the countdown to the new school year begins, parents are on a mission to get settled in their new place. This urgency means your pool, backyard, or quiet study space could be exactly what tips the scales in your favor.

• Cool amenities: Homes with amenities made for cooling down are in high demand. A pool, a shady patio, or a new AC unit? Now’s the time to show them off. Plus, we’ll let buyers know how close you are to [Name of local water parks, beaches, or rivers/lakes].

• Hassle-free showings: We'll do our best to align your summer travel plans with buyer showings. Just let me know the dates you’re out of town, and I’ll handle the rest.

Ready to make moves this summer? DM us for a customized selling plan!

POV: You win the bidding war without offering the highest price

This is what sellers are also on the hunt for in an offer...

1) Time

The ability to close quickly, say within 2 weeks, can give you a leg up against other offers.

This involves securing a lender who can underwrite you in advance, showing the sellers you’re committed.

2) Terms

From escalation clauses and appraisal gap coverage to proposing an “as-is” purchase, there are a few terms that the seller will find enticing.

This is why your agent should always reach out to the seller’s agent to understand their clients motivations.

3) Price
Don’t get me wrong, the offer price you submit will need to be in the ballpark of other offers.

Your agent should run comps and review market conditions before submitting your offer to ensure you’re as close as possible.

Have questions about writing a strong offer? Send us a DM!

🌟 For Sale: Beautiful Ranch Home in Waleska, GA! 🌟

🏡 3 Bedrooms | 🛁 2 Baths | 🚗 3 Car Garage 💰 Price: $510,000
Discover your dream home at 100 Summer Breeze Lane! This spacious ranch-style home features a modern design with an open floor plan, perfect for family living and entertaining. The large 3-car garage offers ample space for vehicles and storage. Nestled on a corner lot, this property provides plenty of outdoor space for relaxation and activities.

📸 Check out the stunning photos and schedule your tour today!
https://tincuprealty.com/100-summer-breeze-7759

Happy 🇺🇸🅸🅽🅳🅿🅴🅽🅳🅴🅽🅲🅴🇺🇸 Day

Wishing everyone a fun, memorable, and safe holiday!!

Excited to get this one Under Contract for our buyers!!🏡✨

If you're thinking about buying or selling, NOW is the time to act! Let us know how we can help you with your real estate needs!🤩

It's the heart of 🅢🅤🅜🅜🅔🅡🅣🅘🅜🅔 😎🏖

Here's what's going on in Cherokee County this month!