Cherokee’s population has cracked 200,000, according to new data, propelling it to become the 18th fastest-growing county in the nation.

The population boomed to 204,363 by last July from 194,082 in July of 2006 - a change of 10,281 people and a 5.3-percent increase, the U.S. Census Bureau estimated in a new report released Thursday. The addition of an average of 28 new people a day helped boost the county to No. 18 on the bureau’s list of the 100 fastest-growing counties in the U.S. with populations greater than 10,000.

Between April of 2000 and last July, Cherokee added 62,460 residents for a growth rate of 44 percent, ranking it No. 21 on the national list for that period, up from No. 24 in last year’s report. For the seven-year period, Cherokee also is the sixth-highest ranked Georgia county, following Forsyth, Paulding, Henry, Newton and Barrow. Forsyth again ranks at No. 8 with 61.5 percent growth, totaling 60,507 new residents.

Between July 2006 and last July, Cherokee saw more births, with 3,575 as compared to 3,047 the previous year, and deaths, with 1,048 as compared to 963. Fewer people relocated to Cherokee from other counties and states, with 7,363 moving in between July 2006 and last July, as compared to 8,490 the previous year, as well as from other countries, with 463 as compared to 521.

Doug Bachtel, an expert demographer and University of Georgia professor, thinks jobs, housing and schools will keep people coming to Cherokee, and likely have during the months since last July, but other factors may dry up the stream. "We’ve had phenomenal growth, but we’re still not trying to slow it down yet, but the drought may be doing that," he said, noting that if crime rises or schools fail, interest also would lag. "Things like that could put the kabash on growth, as most migrants are young and in their child-rearing years."

Excerpted from the Cherokee Tribune, March 21, 2008

This was the topic of debate last night between advocates and opponents at a public hearing on the application by the Cherokee County Water and Sewage Authority (CCWSA) for a permit to build a wastewater treatment plant on Cokers Chapel Road in northeast Cherokee County. The first phase of the plant, which will have an ultimate capacity for treating as much as 8 million gallons of sewage per day, would be for 2 million gallons per day, and would take an estimated 18 months to complete once construction begins.

The proposal is opposed by residents concerned about the impact of another waste water treatment on the county’s water quality. They claim that the Etowah and Lake Allatoona, the primary sources of Cherokee county’s drinking water, have already been impaired by the emissions from Cherokee County’s three other waste water treatments facilities. They are requesting the state Environmental Protection Division (EPD), which conducted the hearing in the auditorium at Canton city hall, to postpone a decision on the permit until a study currently being conducted by the federal Environmental Protection Agency to determine the maximum daily load of contaminants that Cherokee’s water supply can handle.

The debate turned nasty when Nate Cochrane, president of the Cherokee Citizens for Property Rights (CCPR) attacked the motives of the opponents, accusing them of trying to prevent more growth in Cherokee County. The CCPR consists largely of landowners in northeast Cherokee County who stand to profit from development of this still largely rural section of the county. Cochrane argued that building the plant is better for the environment because it is easier to monitor one sewer system than thousands of septic tanks.

The CCPR and CCWSA oppose a delay for the simple reason that building now would be cheaper than waiting. 

The most constructive idea I heard at that meeting was a suggestion by Joe Cook, executive director of the Coosa River Basin Initiative, based in Rome, that the additional load that would be generated by the new plant be offset by tightening the permitted output from the three existing plants in Cherokee County, thereby avoiding an increase in water quality problems that is being created by the existing amount of water pollution. The Coosa River runs through Bartow County and feeds into Lake Allatoona.

Written comments on the draft permit received before April 1, 2008 will be reviewed by the EPD. Comments may be sent via U. S. mail to

Dr. Carol Couch, Director
Georgia Department of Natural Resources
Environmental Protection Division
2 Martin Luther King Jr. Drive
Suite 1152, East Tower
Atlanta, GA 30334

Home sales in Cherokee County rose increased in February, compared to the previous month, but were still way below last year’s level:

• Sales in February were 162, compared to 131 in January 319 in February 2007.
• Sales for the first two months of this year were 293 compared to 532 in the first two months of 2007.
• The average price of homes sold in the first two months of 2008 was $238,344, a 2.6% drop from the comparable period last year.

So, sales are heading in the right direction, although they have a long way to go to catch up to the pace of the last few years and especially to absorb the current inventory of 3,160 homes on the market in Cherokee County.  1568 listings were added to the Cherokee County inventory during January and February, which was slightly below from 1624 listings added during the same period last year.

If you are interested in knowing the sales activity in your neighborhood, go to my web site, www.YourCherokeeCountyHome.com and click on “Your Home’s Value.”

Every resident in Cherokee County is aware that the population has exploded in recent years, so a recent report from the Atlanta Regional Commission that three of Cherokee County’s cities doubled in population between 2000 and 2007 will come as no surprise.

The ARC’s overall population estimate for Cherokee County  as of April 1, 2007. was 196,700, a gain of 54,800 (38.6%), with the number of single-family housing units increasing  by 20,120 (44.6%) to a total of 65,264.

For information on ARC population estimates, visit www.atlantaregional.com.

Sellers display an innovative use of vertical space. Incredible views. Ideal for physically fit. Top level floats in case of flood. Hurry, won’t last long.

P.S.  This is NOT in Cherokee County!

The United States District Court for the Eastern District of California has permanently set aside U.S. Department of Housing and Urban Development’s (HUD) rule to ban private downpayment assistance as proposed in the “Standards for Mortgagor’s Investment in Mortgaged Property” regulation published October 1, 2007.

This means that non-profit organizations such as Nehemiah Corporation can continue to provide downpayment assistance is a life line to the families who lack the financial resources to buy homes. While the Federal Housing Administration (FHA) will lend 97% of the market value, needy families have been and will continue to able to obtain assistance to make the 3% downpayment.

Nehemiah Corporation is the largest privately funded downpayment assistance programs in the U.S.

Please contact me by e-mail or phone if you or someone you know is looking for zero downpayment financing to buy a home in Cherokee County.

The Rev. Will Bowen never intended to launch a worldwide movement. He simply made a suggestion to his parishioners one Sunday about how they could improve their lives with the help of a wrist band. To date he’s sent out more than 5 million of them to 80 different countries – and has unwittingly unleashed one of the biggest self-improvement crusades since Dale Carnegie.

Not that he’s complaining, mind you. And that’s precisely the point. Mr. Bowen has given up complaining – well, mostly – and he wants the rest of the world, all 6.6 billion of us, to do the same.

Bowen believes there is a direct correlation between an excess of global grousing and why the world is not the way we would like it to be. He thinks what the world needs most is for people to stop griping and start focusing on the way things should be. "I strongly believe that our thoughts create our lives," Bowen says, sitting in his tidy office at Christ Church Unity in Kansas City, Mo., where he is the senior minister. "Our words indicate what we’re thinking."

Excerpted from the Christian Science Monitor. Go to  www.csmonitor.com to read the entire article

Many people get excited at the idea of investing in real estate. However, it would be foolish to think that you couldn’t make a bad investment when it comes to buying property. That would be a myth. Therefore, you need to learn how to recognize a good investment.

You will learn to recognize a good investment when you start researching the areas where you want to buy. Areas with many empty lots, rundown buildings, and other signs of recession should be avoided. Areas where there is new construction and signs of growth should be carefully considered.

To recognize a good investment you must first know your market. This is done by researching the sales in the area. You may find a property for sale with an asking price of $100,000. And on the surface it may seem like a good investment. But if similar properties in the area are selling for $90,000 that likely means the property in question is not a good investment. If you find similar properties selling for $130,000 then the property may still not be so good. You need to consider how long it took the other properties to sell. When the market is moving slowly, meaning properties are taking six months to a year to sell then the properties in the area would not be worth the effort. You should find another area.

Once you find a potential investment property, the real investigating begins. If you are buying new construction (or pre-construction), then you can easily compare the purchase price to the recently sold “comps” in the area, as well as a recent appraisal from the builder.

If you are buying “used”, you will want to determine if there have been any upgrades or major structural changes to the property. . . .

Have a contractor inspect the property to determine if there are any major repairs which may need to be done. You do not want to buy something that will end up being a “money pit”.

You will also want to know if there are any plans to change the zoning in the area. This can make a big difference on whether the property is a good investment. If there is growth in the area, you may find the zoning is due to be changed from multi-family to commercial. This could make the property go up in value. The opposite is true with other zoning changes.

The KEY to recognizing a good real estate investment is to make sure the property is being sold under market value, in an area experiencing growing, and making sure the zoning is in accordance with what you are buying.

To further ensure you have a good investment, make sure the property will provide you with a positive cash-flow if your strategy is to hold the property. Conversely, if your exit strategy is to “flip” the property then make sure you have enough equity to leave you with an annualized return of 15% or more after deducting all your expenses (repairs, holding costs, and any selling fees).

As you do more deals, you will learn to better recognize a good investment from a bad one. A good one will make you money. A bad one can cost you a fortune.

Source: Norada Real Estate Investments

Jules’ note:  If you are thinking about investing in Cherokee County,  I will be happy to assist you in identifying potential investment properties as well as assisting you in the due diligence and negotiation. Please call me at 770.546.5364.