Tuscan Ridge Subdivision (Snellville, Ga)

The Tuscan Ridge Subdivision is one of the neighborhoods in my immediate service area.  If your price range is in the mid $200’s and you’re looking to move to Gwinnett county, then you might want to consider the 2 active listings below in the Tuscan Ridge community.  These homes are move-in ready and spacious.A lot of the families that move to this community have school-aged children.  Below is some information on the schools that service this subdivision.  Gwinnett county has some award winning school districts, and as always, buyers should do the proper due diligence when it comes to selecting the proper neighborhood for their children’s education.  Just click on an image to enlarge the view.

It’s also very helpful to have some general and sales history information about a subdivision before you decide to uproot and move your family there.  Here is some data concerning the Tuscan Subdivision property characteristics, sales history and appraisal values:

From this data, you will notice that the ‘Average Appraised Value’ is less than both of the listing prices of the 2 active listings.  Don’t be alarmed!  This is very common since these appraised values from the county records are determined by the county assessor primarily for assessing property tax values.  It’s a common practice for these values to be up to 30% below fair market values.  Just make sure that your agent includes an ‘Appraisal Contingency’ addendum with your offer to protect you in the event that the devil pops up when your mortgage company orders an official appraisal to complete your loan package.

If you’re looking to buy or a sell a home in the Metro Atlanta area, please don’t hesitate to contact me for all of your real estate needs!

Audrey Williams – Broker
(404) 641-5920

Brookwood Plantation

If you’re looking to move into the Brookwood Plantation subdivision and have a budget of $305,000, then this home on Hickory Lake Drive is calling your name!  Below are some of this homes features:

  • Master on main w/upgraded Bath.
  • Upgraded Kitchen & breakfast room w/granite & stainless steel appliances.
  • A second Master & private Bath upstairs plus two additional over-sized Bedrooms w/a second full Bath up.
  • Step outside to a deep fenced in back yard w/large deck & in-ground pool.
  • Partially finished Basement.
  • Simply Southern!

Brookwood PlantationIn the listing information, you will notice that the Brookwood Plantation subdivision is located in the award winning Brookwood school district.  As a buyer, you have to make sure that no stones are left unturned when researching all of the details of your future home and neighborhood – especially if you have children.  Here is some additional information about the school system:


Brookwood Plantation Subdivision characteristics

Brookwood Plantation would be considered a medium sized neighborhood with 54 homes being accounted for.  It would also be considered an established neighborhood since the average age of the homes present is 28 years.

Subdivision Sales Data & History

The ‘Average Property Turnaround’ value of 12.89 years indicates that most family in the neighborhood stick around for approximately 13 years before deciding to sell which makes this a very stable community.BrookwoodPlantation-History

Subdivision Appraisal Values

Don’t be alarmed that the average appraised value is $247,372 while the asking price of the featured listing is $305,000.  The values listed below are generated by the county and used primarily for property tax purposes.  The appraisal that your loan officer orders is almost always significantly higher than the county appraiser’s values.  Just make sure that your real estate agent includes an appraisal contingency with your purchase offer so that your earnest money and legal rights are protected in the event that there really is a problem with your appraised value.
BrookwoodPlantation-AppraisalPlease feel free to give me a call at (404) 641-5920 or send me an e-mail at audrey@awilliamsrealty.com to discuss your real estate needs!

Brookwood Manor Subdivision

As of this posting, the home located at 1315 Barnsley Walk in the Brookwood Manor is on the market for an asking price of $382,900.  Please see below for a brief summary of the listing details.Brookwood Manor - Listing

Brookwood Manor – Subdivision Property Characteristics

Based on the numbers below, you will see that Brookwood Manor is a fairly large subdivision with over 200 homes.  The average age of houses in this established neighborhood is 28 years.  Some buyers see this as a bad thing because fixtures, wiring and appliances may be outdated.  Other buyers don’t mind just as long as the home has been up-kept and there aren’t any major structural issues.  These homes are fairly large with the average square footage coming in at 4,518.  You will also notice that in the above active listing. the total finished area is stated as 5,653 sq feet.  Please remember that it will be up to you and your agent to confirm the accuracy of all the listing details.

Brookwood Manor - SPC

Subdivision Sales Data & History

The sales history data for Brookwood Manor indicates that most homeowners who buy there, do end up sticking around for a significant amount of time of approximately 12 years.  There has been quite a bit of real estate activity with forty-three homes being sold over the past 5 years.  That’s not too surprising for a neighborhood with over 200 homes.

Brookwood Manor - SalesData

Brookwood Manor Subdivision Appraisal Values

I’ve mentioned this before in prior postings about county appraisal values, but I want to point out again that the appraisal values below come from public records used to determine property taxes.  The appraisal that your loan officer orders on your behalf is usually significantly higher than the county estimates of value.  Make sure to ask your agent to include an appraisal contingency with your offer to make sure that you’re covered in the event that there’s a problem with the appraisal through your mortgage company.
Brookwood Manor - Appraisal

If you scroll back to look at the active listing advertised at the beginning of this post, you will see that there is school information specific for the Brookwood Manor subdivision.  Below is a break down of various statistics for the elementary, middle and high schools.


Please give me a call at (404) 641-5920 or send me an e-mail at audrey@AWilliamsRealty.com to discuss your real estate needs!

Bright Water Subdivision – Snellville, Ga

As of this posting date, there are 4 active listings in the Georgia MLS for the Bright Water Subdivision ranging in asking price from $309,000 to $440,000.  This is one of the subdivisions in my immediate service area that’s within a few miles from my office.Bright Water Listings

The Bright Water Subdivision is located in the very popular and award winning Brookwood school system (elementary and high school).  Here is some information from the National Center for Education Statistics about these schools:


Subdivision Property Characteristics


Subdivision Sales Data & History


Subdivision Appraisal Values

Don’t be alarmed that the county appraisal values below are significantly less than most of the active listings’ asking prices.  The county appraiser comes up with these values for property tax purposes.  The appraisal that your loan officer will order is typically higher than the county appraisal values.  Make sure to have your agent include an appraisal contingency addendum with your offer so that you are fully protected in the event that the devil pops up.

Please give me a call at (404) 641-5920 or send me an e-mail at audrey@AWilliamsRealty.com to discuss your real estate needs!

Bridlegate Subdivision – Snellville, Ga

These are the active listings in the Bridlegate Subdivision (as of the date of this posting):Bridlegate Subdivision - ListingsThe Bridlegate Subdivision is in the Shiloh school system.  Below is some information from the National Center for Education Statistics for Shiloh elementary, middle and high schools.  You can also click here to be taken to a website where you can find your schools’ ranking.
Bridlegate Subdivision - Shiloh School System

Subdivision Property Characteristics:

Bridlegate Subdivision Property Characteristics

Subdivision Sales Data & History.

I’m always reminding my buyers that they need to make sure they do their homework and confirm all information regarding any listing in which they’re interested.  Of course, I’m always there to help in any way that I can to facilitate the sale.  The Bridlegate subdivision sales data and history presented below came from the county records and obviously needs some explaining when it comes to the million dollar sales prices.  This should raise some eyebrows since both of the active listings have an asking price below $300,000.  I don’t know what really happened, but I have heard about situations in where the original builder doesn’t finish building on all of the lots and then turns around and sells all or some of the lots to another builder in a package deal.  This could explain the million dollar sales prices showing up in a 6 figure community.
Bridlegate Sales Data & History

Bridlegate Subdivision Appraisal Values. 

Please note that these values are typically lower than the appraisal value that your loan officer will order to secure a home loan.  You should definitely make sure to ask your agent about including an appraisal contingency addendum with any purchase offer that you submit.  This will protect your earnest money and possible force a reduction in sales price without penalty to you in the event that there is an issue with the lender’s appraised value.
Bridlegate Appraisal ValuesPlease give me a call at (404)641-5920 or send me an e-mail at audrey@AWilliamsRealty.com to discuss your real estate needs!