Summer Berg with two kids at a backpack drive event, surrounded by red and orange balloons and donated backpacks, newsletter header for July 22, 2026.

Hey friends!

Did your Annual Notice of Assessment look different this year? Here is why, and what to actually do about it.

Georgia passed a new law that stripped the estimated tax dollar amount off the notice entirely. That number used to give you a heads up on what you would likely owe. Now all you get is your home's assessed fair market value and any exemption savings, no context for whether that number is even fair.

County assessed values come from mass data, not a real look at your specific home, and they do not always match what your house would actually sell for today.

Here's what to check before the August 10 deadline to appeal:

  1. Does the assessed value match recent sales on your actual street, not just the neighborhood average?

  2. Is the square footage and lot size on file correct? Assessor records carry errors more often than people expect.

  3. Are your exemptions applied correctly? A missing homestead exemption alone can inflate your number.

If any of this feels off, hit reply. We will pull your home's real market comps for free before the deadline! No obligation, just real numbers from your neighbors who happen to know this market inside and out.

Know a teacher who deserves this too?

We would love to feature them. If there is a teacher in your life who goes above and beyond for their students, tell us about them and we may feature them in one of our upcoming issues this summer.

Cumming, Georgia market update graphic showing 1,182 homes for sale, 300 homes sold, an average sales price of $662,943, and 5.7 months of inventory.
Alpharetta, Georgia market update graphic showing 659 homes for sale, 212 homes sold, an average sales price of $861,709, and 4.5 months of inventory."

Two numbers worth knowing right now.

National home sales projections for 2026 have been revised down mid-year from what was originally forecast, so if it feels like less is happening out there, it is not just a feeling.

At the same time, mortgage rates have done something they have not done before: the share of homeowners with a rate of 6% or higher just passed the share with a rate under 3%.

Here is why that combination actually matters to you. Fewer sales and a slower pace mean buyers have more time and more options, so if you are selling, pricing and presentation carry more weight than they did a few years ago. And if you have been holding onto a low rate and waiting things out, you are less of an outlier than you used to be. The equity you have built usually covers a real chunk of any payment increase, and more sellers are offering to help buy down a buyer's rate to make the math work.

The house that fits your life right now is available today. Waiting for the market to feel different could take years.

If you have been sitting on the fence, reply and let's run your real numbers together. We would love to help you see exactly where you stand!

Numbers only tell part of the story. The other part is the people who make this community worth all of it, and this week that is a teacher who reminded us exactly why we started the Adopt a Teacher series in the first place.


This week we are adopting Mrs. Caitlin Tucker, who teaches 4th grade at Poole's Mill Elementary School.

Caitlin Tucker poses with a group of fellow teachers, polaroid style photo on a chalkboard background introducing her as this year's Adopt a Teacher feature.

Your AI Corner


Back to school is closer than it feels. Skip the mental checklist juggling, copy the prompt below into ChatGPT or your AI tool of choice and let it build one for you.

"I want your help creating a complete back to school plan for my family.

Act as a friendly, organized personal assistant and interview me one question at a time, waiting for my answer before asking the next one. Cover all of the following over the course of our conversation: how many kids I have and what grades they are entering, what school supplies or uniforms I still need to buy, any activities, sports, or after school commitments starting up, what our morning and after school routine currently looks like, and what has felt the most stressful about back to school in past years.

Once you have asked all of these questions and I have answered, summarize what you learned about my family's situation in a few sentences, then build me a simple week by week countdown from now until the first day of school, and end with your best tip for making the first week go smoothly."

We would to see you at one of our open houses this weekend!

Saturday, July 25 from 2-4

101 Attwater Circle, Dawsonville

3113 Orchard Ridge Circle, Duluth

8520 Scenic Ridge Way, Ball Ground

As always, we are here for all of your real estate needs!

With Gratitude,

Summer Berg and the SB Realty Team