Journal
Field notes from
two coasts.
Market reads from Blue Ridge and Fort Lauderdale. Written monthly, in plain English.
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Real Estate Commissions in Georgia, 2026: How They Actually Work Now
No law sets a real estate commission in Georgia. How fees really work after the NAR settlement: written buyer agreements, off-MLS offers, real numbers.
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Working With a Real Estate Agent in Blue Ridge, GA: The Complete Guide
How working with a real estate agent in Blue Ridge, GA works: buyer and seller sides, costs after the NAR settlement, FSBO math, and what I check first.
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1031 Exchange on a Vacation Rental: Rules for Cabin Owners
A rented cabin can qualify for a 1031 exchange; a vacation home you mostly use yourself cannot. The Rev. Proc. 2008-16 test, night by night.
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1031 Exchange on a Primary Residence: The Real Answer for Blue Ridge Owners
You cannot do a 1031 exchange on a primary residence. What Blue Ridge owners use instead: the $250,000/$500,000 exclusion and the conversion safe harbor.
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Fannin County Property Taxes: Rates, Due Dates & Exemptions
Fannin County’s 2025 total is 9.073 mills, not the 2.4400 usually quoted. District rates, the December 20 due date, and what homestead really saves.
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Is a Second Home Worth It? Pros, Cons, and the Real Costs in the North Georgia Mountains
Fannin County math on a $600,000 second home: a $585.60 county tax bill, $3,441.63 monthly at 10% down, and no homestead exemption at all.
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Are Log Cabins a Good Investment? Costs to Build vs. Buy in the North Georgia Mountains
Fannin County’s house price index rose 69.5% from 2020 to 2025 while new permits fell 22.4%. What that means for building versus buying a log cabin.
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Building a Real Estate Portfolio in Blue Ridge and the North Georgia Mountains
Fannin County collected $6,417,929 in lodging tax at 6%. The excise, state fee, property tax and IRS rules behind a Blue Ridge rental portfolio.
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Website Home Value Estimates vs. A Local Real Estate Expert: What’s the Difference?
Why online estimates are a great starting point—but not always the full picture. If you’ve ever searched your home’s value online, you’ve probably seen a number pop up within seconds.…
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July in Fort Lauderdale: Waterfront Living, Summer Adventures & Why Buyers Love the Sunshine City
July in Fort Lauderdale: Where Summer Meets Waterfront Living There’s something special about Fort Lauderdale in July. While much of the country experiences peak summer heat, South Florida embraces the…
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Homes for Sale in Mineral Bluff, GA: The Quiet Side of the Toccoa
What homes cost in Mineral Bluff, GA as of June 2026, how the Toccoa River tailwater shapes the market, and the rural checks to run before you offer.
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Aska Road, Blue Ridge, GA Real Estate: A Corridor Guide
Where Aska Road goes and what it offers buyers: 17 miles of Forest Service trails, Toccoa River access at Shallowford Bridge, and the corridor premium.
The Echea Letter
Monthly. One letter. No noise.
One letter a month. My read on what’s moving in Blue Ridge and Fort Lauderdale — what sold, what sat, what I’d tell a friend who asked. No sequences. No resends. If you ever want off the list, one click.
Reading isn’t the same as asking.
If one of these raised a question for you, write me. I answer myself.