Overview Deborah Morton shares what conference season is signaling for 2026. She flags brokerage consolidation, the race to control consumer data, and how fast tech and AI are reshaping the business. She also explains why ongoing education protects clients, from contract updates to marketing and financing strategy. She notes 2025 saw the lowest transaction volume in over thirty years, which made affordability and condo headwinds feel even sharper for sellers.

Caller Q&A

• Dan, Augusta: Wants a path to buy in Cobb using equity from a paid-off Columbia County home. Deborah recommends shopping lenders and exploring bridge and buy-before-you-sell options.
• Jay, Locust Grove: Seller-financed home where buyers passed away. Deborah advises immediate attorney support and notes estate and tax complications.
• Anthony, Buckhead: Ten Terminus condo had few showings. Deborah cites insurance and HOA cost pressure and warns some buildings can be non-warrantable for common loan types.
• Noel, Lithonia: Considering roommates in a condo bought via NACA. Deborah says check HOA rules, keep it in writing, and stay compliant.
• Bob, East Cobb: Wants to add his son to title for easier inheritance. Deborah suggests a quickclaim deed with survivorship rights and says adding him to the mortgage is usually unnecessary.
• Anna, Jasper: Needs about $100K to finish a build after a cash-out refi on a commercial property. Deborah points to construction lending or additional commercial equity.

Looking Ahead Expect more movement in 2026 around affordability tools, lender creativity, and continuing contract updates. Deborah is watching how consolidation and data strategy affect consumers and independents. Her focus is keeping listeners informed so they stay in the driver’s seat with choices and the right experts.

Practical Tips

• If one bank says no, shop multiple lenders. Programs vary widely by underwriting.
• Ask early what loan types work for a condo building and whether it is warrantable.
• If a borrower dies and you hold the lien, get legal guidance fast and keep taxes current.
• Roommates can help affordability, but HOA covenants and parking rules can limit what is allowed.
• For estate simplification, title changes with survivorship rights can reduce probate friction.
• Build projects: compare construction financing to tapping equity in another asset.

Timestamps

• 00:03 Show open, Deborah returns from training
• 01:05 2026 outlook, consolidation watch
• 02:19 Consumer data and tech shift
• 05:22 Contract changes and why CE protects clients
• 10:10 Dan, bridge loan alternatives
• 15:30 Jay, seller financing and estate complications
• 18:01 Anthony, Buckhead condo headwinds and warrantability
• 23:37 Noel, roommates and HOA rules
• 26:44 Bob, adding a child to title with survivorship
• 28:27 Anna, funding options to finish a build
• 30:39 Wrap and how to reach Deborah

Overview Live from Butler Lexus South Atlanta in Union City, host Shelley Winter and Deborah Morton of The Agency Atlanta (Clareo Group, Inside Georgia Real Estate) break down how garages and EV charging are reshaping home decisions. Kevin from Butler Lexus joins to compare charger types, installation risks, and what inspectors and insurers are flagging. Listener calls add EV risk context and what sellers must disclose after finding asbestos.

Key Takeaways • Garages are now lifestyle space: storage, lighting, finishes, ceiling height, shelves, shop areas, and even lifts. • EV chargers are not equal, and installation quality matters as much as the unit. • Level 1 is standard 110, Level 2 is 220, Level 3 is commercial speed charging with heavy cost and grid demands. • Panel capacity, transformers, and neighborhood power draw can limit what is feasible at a single home. • Some insurers and condo associations are restricting indoor charging, pushing charging to exterior areas. • Adding a charger rarely boosts resale value on paper because buyers want different systems and appraisals track what is typical nearby. • A premium garage can be a deal breaker for the right buyer even if it does not materially change an appraisal. • Disclosures matter: asbestos, polybutylene pipes, lead paint, and other known issues should be disclosed to avoid future liability.

Caller Q&A • Craig, Monticello: Notes EV garage fires are statistically rare and would not drive his buy or build decision. Deborah agrees risk is lower than many causes, but buyer awareness matters, especially in condos where one incident can impact many units. • Greg, Griffin: Found asbestos in joint compound during a repair and asks about selling later. Deborah confirms disclosure is required, explains that containment is key, and that remediation becomes mandatory when walls are disturbed.

Looking Ahead Deborah’s 2026 outlook centers on balance: steadier mortgage rates, stable pricing, more options to tour, and a projected 14% rise in transaction volume. Design trends lean warmer and more natural, with indoor to outdoor living that flows via large opening door systems. Lifestyle storage needs, from golf carts to boats and RVs, are being built into more homes.

Practical Tips • If you own an EV or plug in hybrid, confirm charger type, age, and who installed it. Prioritize safe, code compliant wiring and placement. • When buying a resale home, treat an older charger like any aging appliance: inspect, verify permits when possible, and budget to replace outdated equipment. • If selling, focus spend on improvements that return more than they cost. Prep the panel, conduit, and space where practical, but do not guess the buyer’s charger. • Garage needs are not just car count. Ask: storage volume, hobby space, door height, lighting, flooring, and whether you need room for carts, boats, or tools. • For condos and townhomes, check HOA rules on charging and confirm insurance requirements before you close. • If you learn of asbestos or other known defects, disclose accurately, document what you found, and get professional guidance to reduce closing surprises.

Timestamps • 00:05 Welcome and live setup at Butler Lexus • 00:39 Why garages matter and EV charging enters the chat • 03:13 Chargers as inspection and insurance issue • 06:29 Charger levels and why charging location matters • 12:12 Resale value question: prep versus install • 20:40 Lifestyle lens for garages, boats, golf carts, RVs • 24:58 Caller Craig on EV risk context • 30:07 Caller Greg on asbestos disclosure • 36:26 2026 outlook and message of hope • 38:23 Inside Georgia Real Estate mobile app

Overview In a season built for nostalgia, Deborah Morton makes a sharper point. The holidays are not only for catching up. They are for taking stock. Around a crowded table, the real question is not “How was your year?” It is “What does the next chapter require of this family, and are our homes helping or hurting that plan?”

This episode of Inside Georgia Real Estate threads three realities into one message. First affordability has stretched the path to homeownership so far that many first-time buyers are now over 40, by Deborah’s account. Second, the stakes of “doing it yourself” have risen, because fraud is no longer clumsy. It is polished, persistent, and increasingly automated. Third, 2026 may loosen the market’s grip, but it will not replace preparation.

What lands hardest is the contrast. A home is where we gather to feel safe, yet the biggest threats described here arrive through ordinary channels: a convincing email, a perfect set of documents, a deed that changes hands quietly. Deborah’s point is simple. Trust is not a strategy. Verification is. And the clock is already ticking.

Key Takeaways • Homeownership is still the most common engine for household net worth, and delaying it delays compounding. • If you want to help a younger buyer, a documented down payment gift can be safer than co-signing, which ties up your credit. • Start the conversation with aging parents early, and lead with care, not urgency. • “Preparation” is a 6 to 12 month habit, not a weekend scramble. • Real estate fraud is expanding. Verify identities, documents, and wiring instructions with a phone call to a known number. • A flatter market can still be fair. Professional execution matters more when margins are tighter.

Caller Q&A • Lynn: Asked about selling a home to her daughter while buying another nearby using a legacy trust. Deborah invited Lynn to message her through the website so the team can address the details.

Looking Ahead • Deborah expects 2026 to feel more balanced, with more negotiating room and a healthier give and take. Plan for options, not predictions. • She cited NAR chief economist Lawrence Yun’s outlook of a 14 percent rise in transactions in 2026, after two unusually low-volume years. • More inventory and more ready buyers could unfreeze decisions for families who delayed moves. • Fewer part-time agents may remain in the business, which could elevate professionalism for consumers who choose full-time expertise.

Practical Tips • For families: Use holiday time to map life stages, caregiving needs, and who may need to live closer to whom. • For buyers: Lock down credit access, keep spending steady, reduce debt, and aim for six months of clean payments before a mortgage application year. • For sellers: Declutter early, donate what you do not need, and assess visible fixes like walkways, decks, and gutters well before listing. • For everyone: Treat any “new wiring instructions” as suspicious until confirmed by voice with the closing attorney or lender. • For owners: Check your county’s property records occasionally, and see if your county offers deed or tax record alerts.

Timestamps

• 00:01 Holiday topics, fraud, and 2026 expectations

• 01:03 The holiday table as a planning meeting

• 03:38 Down payment help vs co-signing risks

• 06:38 Gentle conversations about aging in place

• 09:14 What buyer preparation really looks like

• 13:35 Seller prep: declutter, donate, and repair early

• 17:22 Three fraud scenarios, and how wire scams work

• 23:53 Market outlook for 2026, plus the agent shakeout

• 29:30 Lynn’s legacy trust question

• 30:40 The “bad listing” cautionary tale