As I reviewed pending sales in Alpharetta I was specifically looking in one area; the Alpharetta 30004 and in 2 price points although the prices are a big leap... from $500K to $600K, and 1,000,000 and over.  My intersting point to share is that the stats are basically the same. Lots of active listings and all but one or 2 in each price range of pending sales is not a Short Sale or Foreclosure. This is ahead of Metro Atlanta statistics that one in every 4 sales is an investor and 50% are Distressed sales!

I think Sellers may not be getting or hearing the message. Distressed Sellers ARE the Competition.

Here is a link for Pending sales in Alpharetta you may also notice that many should have already closed and yet they have not!    That is the subject for another night!

 Buyer Full Page this link will show you a snap shot of pending sales in thae Alpharetta Luxury Homes Market.