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NORTH GEORGIA 2006
THE UNDISCOVERED COUNTRY HAS BEEN DISCOVERED
FOR THREE GENERATIONS THE NAME YOU CAN TRUST IN NORTH GEORGIA
ATLANTAATLANTA
NORTH GEORGIA 2006
NO BUBBLE
HERE
NORTON’S MARKET COVERAGE
CORRIDOR DEVELOPMENT
CONCENTRIC BANDS
NEXT GENERATION CITIES
GROWTH TRENDS
123% 45.9% 38.6%
55.3%
57.3%
PERCENTAGE OF GROWTH 1990-2000
BANDS OF NEWLY DISCOVERED COUNTIES
BAND ONE DAWSON, FORSYTH, HALL, JACKSON, BARROW
BAND TWO LUMPKIN, WHITE, HABERSHAM,BANKS
0 5000 10000 15000 20000
White Lumpkin JacksonHallHabersham Forsyth DawsonBarrowBanks
SINGLE FAMILY BUILDING PERMITS 2000-2005
N. E. Georgia Single Family Sales Statistics Average Price
172,759131,931147,769White182,443155,666153,746Lumpkin176,619161,173149,133Jackson220,206198,147180,758Hall162,437165,941126,828Habersham307,664272,697271,035Forsyth291,902270,672242,772Dawson128,610134,144129,400Barrow147,792156,649125,251Banks
$ Average Price 2005
$ Average Price 2004
$ Average Price 2003
Area
Source: MLS, FMLS, Habersham White MLS
N. E. Georgia Residential Single Family Sales Statistics Average Price
172,759131,931147,769White182,443155,666153,746Lumpkin176,619161,173149,133Jackson220,206198,147180,758Hall162,437165,941126,828Habersham307,664272,697271,035Forsyth291,902270,672242,772Dawson128,610134,144129,400Barrow147,792156,649125,251Banks
$ Average Price 2005
$ Average Price 2004
$ Average Price 2003
Area
N. E. Georgia Residential Single Family Sales Statistics Average Price
172,759131,931147,769White182,443155,666153,746Lumpkin176,619161,173149,133Jackson220,206198,147180,758Hall162,437165,941126,828Habersham307,664272,697271,035Forsyth291,902270,672242,772Dawson128,610134,144129,400Barrow147,792156,649125,251Banks
$ Average Price 2005
$ Average Price 2004
$ Average Price 2003
Area
TOTAL REAL ESTATE SALES 2002-2005
0 500000000 1000000000 1500000000 2000000000 2500000000 3000000000 3500000000 4000000000
BANKS
BARROW
DAWSON
FANNIN
FORSYTH
FRANKLIN
GILMER
HABERSHAM
HALL
HART
JACKSON
LUMPKIN
MADISON
PICKENS
RABUN
STEPHENS
TOWNS
UNION
WALTON
WHITE
2005
2004
2003
2002
COPYRIGHT NI 2006COPYRIGHT NI 2006
WALMARTS
BAND ONE DAWSON, FORSYTH, HALL, JACKSON, BARROW
NORTH GEORGIA POPULATION 1990
BAND ONE
0 20000 40000 60000 80000 100000 120000
BARROW
DAWSON
FORSYTH
HALL
JACKSON
COPYRIGHT NATIVE INTELLIGENCE 2006
NORTH GEORGIA POPULATION GROWTH 1990 -2000
BAND ONE
0 20000 40000 60000 80000 100000 120000 140000 160000
BARROW
DAWSON
FORSYTH
HALL
JACKSON
2000
1990
COPYRIGHT NATIVE INTELLIGENCE 2006
NORTH GEORGIA POPULATION GROWTH 1990 -2000-2005
BAND ONE
0 20000 40000 60000 80000 100000 120000 140000 160000 180000
BARROW
DAWSON
FORSYTH
HALL
JACKSON
2005
2000
1990
COPYRIGHT NATIVE INTELLIGENCE 2006
BAND TWO LUMPKIN, WHITE, HABERSHAM,BANKS
NORTH GEORGIA POPULATION 1990
BAND TWO
0 5000 10000 15000 20000 25000 30000
BANKS
HABERSHAM
LUMPKIN
WHITE
COPYRIGHT NATIVE INTELLIGENCE 2006
NORTH GEORGIA POPULATION GROWTH 1990 -2000
BAND TWO
0 5000 10000 15000 20000 25000 30000 35000 40000
BANKS
HABERSHAM
LUMPKIN
WHITE
COPYRIGHT NATIVE INTELLIGENCE 2006
NORTH GEORGIA POPULATION GROWTH 1990 -2000-2005
BAND TWO
0 5000 10000 15000 20000 25000 30000 35000 40000 45000
BANKS
HABERSHAM
LUMPKIN
WHITE
COPYRIGHT NATIVE INTELLIGENCE 2006
BAND ONE DAWSON, FORSYTH, HALL, JACKSON, BARROW
DAWSON• NORTH GEORGIA PREMIUM OUTLET DRIVING
RETAIL GROWTH
• AVERAGE HOME VALUES HAVE INCREASED FROM 156,000 (2000) TO 295,000 (2005)
• WHITE COLLAR GROWTH AND URBAN SOCIAL STRUCTURE
• POPULATION STILL RELATIVELY SMALL ESTIMATED AT 22,000 (2005)
RETAIL CUSTOMER BASE
16%
11%
9%11%
14%
8%
5%
5%11% 10%
HALLFORSYTHLUMPKINDAWSONFULTONGWINNETTDEKALBCHEROKEEOTHEROUTSTATE
NORTH GA PREMIUM OUTLET 2003
COPYRIGHT NATIVE INTELLIGENCE 2006
FORSYTH• POPULATION EXPLODING ESTIMATED AT
145,000 (2005)
• 18,500 NEW HOUSING PERMITS SINCE 2000
• MAJOR NATIONAL DEVELOPERS MOVING INTO MARKET
• LINK WITH LANIER PROVIDES EXECUTIVE AND SECOND HOME HOUSING BASE
LAKE LANIER DOLLAR VOLUME OF ALL SALES
0
50
100
150
200
250
MIL
LIO
NS
92 93 94 95 96 97 98 99 2000 2001 2002 2003 2004 2005
SOURCE MLS/FMLSCOPYRIGHT NATIVE INTELLIGENCE 2005
LAKE LANIER AVERAGE SALE PRICE
0
100000
200000
300000
400000
500000
600000
DO
LLA
RS
90 91 92 93 94 95 96 97 98 99 2000 2001 2002 2003 2004 2005
YEARSOURCE MLS/FMLSCOPYRIGHT NATIVE INTELLIGENCE 2005
HALL• POPULATION ESTIMATED AT 182,000
INCLUDING 50,000+ HISPANICS
• NEW COUNTY COMMISSION IS PRO-GROWTH
• DIVERSIFIED ECONOMIC BASE POULTRY, HOUSING, MEDICAL AND FINANCIAL SERVICES
• NATURAL MIGRATION POINT OUT OF GWINNETT
05
101520253035
0-5 6 10 11 14 15 18 18 30 30 50 50 &UP
YEAR
%
COPYRIGHT 2004 NATIVE INTELLIGENCE
HISPANIC AGEHALL COUNTY BREAKDOWN
HALL COUNTY LIVE BIRTHS 2004
48%
45%5%
2%
WHITE
HISPANIC
BLACK
OTHER
NATIVE INTELLIGENCE 2006 NEGA MED
THE ATLANTA FALCONS, FLOWERY BRANCH GA
NORTHEAST GA HEALTH SYSTEMS
JACKSON• RAPIDLY EVOLVING INTO INDUSTRIAL
DISTRIBUTION POWER HOUSE
• GEOGRAPHICALLY ROLLING AND FLAT WITH LARGE FARM HOLDINGS INTACT
• 5 MAJOR EXITS ON I-85 AND 4 SEWER PROVIDERS
• MAJOR ATLANTA DEVELOPERS ENTERING THE MARKET QUICKLY
I-85
INDUSTRIAL DEVELOPMENT 2004-2005
HOME DEPOTPROGRESSIVE
LIGHTING
LYSOLSPECTRUMBRANDS
TAKEUCHI
NORTH AMERICAN
HAVERTY’SEXPANSION
KUBOTA
TOYOTA
INDUSTRIAL 1 MILLION SF+ SITES
DUKE
VALENTINE
PATTILLO
VALENTINE
ROOKERROOKER
Y E BOLTON
HASTON BRADEY
DENSMORE
HART GATEWAY
BARROW• LOWER TO MID PRICE HOUSING MECCA
FOR GWINNETT AND DEKALB COUNTIES
• AVERAGE NEW HOMES SOLD IN 2005 WAS $128,610
• 80% OF THE COUNTY ZONED AGRICULTURAL OR TIMBER …LARGELY UNDERVELOPED
THE EPICENTEROF RESIDENTIAL GROWTH
BAND TWO LUMPKIN, WHITE, HABERSHAM,BANKS
LUMPKIN• NEXT DOMINO OF HIGH INCOME
GROWTH ALONG GA 400
• NEW RETAIL CENTER WITH HOME DEPOT AT HWY 60/ GA 400
• AGGRESSIVE COUNTY COMMISSION UNDERSTANDS THE NEED FOR PLANNING AND IMFRASTRUCTURE
WHITE• STRONG SECOND HOME MARKET
• NEW MOUNTAIN PROTECTION CONTROLS WILL STIMULATE AND PROTECT VALUES
• ACCESSIBILITY TO OTHER MARKETS STILL DIFFICULT
HABERSHAM
• STRONG REGIONAL RETAIL CENTER DEVELOPING AT MIDWAY US 441/ US 365
• RETIREMENT COMPONENT INTERRELATED WITH MEDICAL SERVICES
BANKS• ONE OF THE MOST REASONABLE LAND
VALUES IN THE REGION
• MARKET DYNAMICS HAVE BEEN HELD BACK BY COUNTY LEADERSHIP –CHANGING
• PRIME RETAIL CENTER AND INDUSTRIAL OPPORTUNITIES FLOWING OUT OF GWINNETT AND JACKSON
nativeintelligence
SELECT COUNTIES% GROWTH 1990-2000
0 20 40 60 80 100 120 140
BANKS
BARROW
DAWSON
FORSYTH
HABERSHAM
HALL
JACKSON
LUMPKIN
WHITE
SELECT COUNTIES% GROWTH 1990-2000
0 20 40 60 80 100 120 140
BANKS
BARROW
DAWSON
FORSYTH
HABERSHAM
HALL
JACKSON
LUMPKIN
WHITE
SELECT COUNTIES% GROWTH 1990-2000
0 20 40 60 80 100 120 140
BANKS
BARROW
DAWSON
FORSYTH
HABERSHAM
HALL
JACKSON
LUMPKIN
WHITE
SELECT COUNTIES2004 MEDIAN HOUSEHOLD
INCOME
0 10000 20000 30000 40000 50000 60000 70000 80000 90000 100000
BANKS
BARROW
DAWSON
FORSYTH
HABERSHAM
HALL
JACKSON
LUMPKIN
WHITE
HALL HOME PURCHASES 2005
89%
10%
1%
WHITE
HISPANIC
BLACK
COPYRIGHT NATIVE INTELLIGENCE 2006
Jackson Industrial Expansion
3,990,000 Sq FtTotal140,000North American Stainless 450,000Kubota 500,000Progressive Lighting600,000 Haverty’s800,000Spectrum Brands 450,000Lysol 200,000Takeuchi350,000Toyota 500,000 Home Depot