Mitch Fields - Forsyth County GA - Real Estate Agent

🚨 Attention Georgia Homeowners in HOAs 🚨

SB 406 just passed — and this is a big deal.

Georgia is about to change how HOAs operate across the state. On the final day of the 2026 legislative session, both chambers pushed through the Georgia Property Owners’ Bill of Rights Act with overwhelming support, and it’s now sitting on Brian Kemp’s desk.

If you live in an HOA, this directly impacts you.

Here’s what you need to know 👇

⸻

🏛️ Accountability is here
• Every HOA now has to register annually with the state and submit financials
• If they don’t? They lose enforcement power — no fines, no liens, no foreclosures
• The state now has authority to step in and deal with bad actors

Translation: HOAs are no longer operating unchecked.

⸻

📬 You finally have somewhere to go
• You can file a complaint directly with the state
• There’s a formal process with a hearing officer (not just expensive attorneys)
• If you file, collections on that issue pause automatically

That alone changes the game.

⸻

🏠 Foreclosure just got harder
• Threshold moves from $2,000 → $4,000
• Only unpaid dues count (not random fines/fees)
• HOAs must clearly explain how to avoid foreclosure
• You can pause foreclosure while a complaint is under review

⸻

💰 No more payment games
• Payments must be applied in a fixed order
• HOAs have to accept partial payments
• No more stacking fees to push you into foreclosure territory

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⚖️ Attorney fees now have guardrails
• 30-day notice required before legal fees kick in
• Judges must review fees for reasonableness

⸻

📜 Your rights are finally defined

For the first time, Georgia law clearly lays out your rights as a homeowner — including:
• Attending meetings
• Accessing records
• Proper notice
• Expecting boards to act in good faith

⸻

⏳ Timeline
• Attorney fee protections: July 1, 2026
• Everything else: January 1, 2027

⸻

Bottom line — this is one of the biggest shifts we’ve seen in Georgia HOA law.

This didn’t happen overnight. Homeowners pushed for this, and it finally got across the finish line.

Now it’s up to Brian Kemp to sign it.

If you live in an HOA, you need to understand this. And if you know someone who does — send this to them.

📣 NEW LISTING ALERT – Cu***ng, Georgia 🏡
Would you tour this one?

This newly built 2023 Toll Brothers Rosebriar model in Cu***ng, Georgia just hit the market and it is on another level. Sitting on a private east facing corner lot, this 7 bedroom, 6 bath home was designed for buyers who want space, style, and serious entertaining power.

You will love the dramatic two story foyer, soaring family room with floor to ceiling brick fireplace, and a gourmet kitchen with high end appliances and bronze backsplash. There is a second kitchen on the main level, plus two more on the finished terrace level, making this ideal for multi generational living or hosting at scale. The primary suite brings its own fireplace and direct laundry access. Downstairs you get a media room, projection setup, star ceiling lighting, dance floor, and seamless indoor outdoor flow to a flat fenced backyard.

Direct access to Big Creek Greenway. Minutes to The Collection at Forsyth and Halcyon. Close to Polo Golf and Country Club. Privacy, functionality, and presence all in one.

I’m co-listing this one, and I’m your go to for private tours, full details, and strategy if you are making a move.

And if this is not the one, I will help you find the right fit anywhere in North Georgia.

DM me for details or to schedule a showing. Zero pressure. Just smart guidance.

—
Mitch Fields | REALTOR®
📞 678-679-8531
📧 [email protected]

👉 Follow for more local listings and real-time market updates in North Georgia

***ngGA

⛰️ 𝙉𝙤𝙧𝙩𝙝 𝙂𝙚𝙤𝙧𝙜𝙞𝙖 𝙁𝙪𝙣 𝘼𝙡𝙚𝙧𝙩: 𝙏𝙤𝙥 𝙀𝙫𝙚𝙣𝙩𝙨 𝙔𝙤𝙪 𝘾𝙖𝙣’𝙩 𝙈𝙞𝙨𝙨 𝙞𝙣 𝙩𝙝𝙚 𝙉𝙚𝙭𝙩 60 𝘿𝙖𝙮𝙨! ⛰️

As we ease into spring, North Georgia is bursting with life. Over the next two months, our backyard becomes a playground of family festivals, toe‑tapping concerts, outdoor adventures and cultural gems. I’ve scoured trusted local calendars and official event pages to curate a hand‑picked list of the most exciting happenings; complete with dates, locations and a quick snapshot of why they’re special.

Whether you’re looking for a day out with the kids, a concert to mark on the calendar, or a tasty festival to satisfy your foodie side, you’ll find it below.

Family / Kid‑Friendly:

License to Chill Snow Island (now – Feb 22)
Lanier Islands, Buford
Margaritaville’s winter playground offers snow tubing, ice‑skating, carnival rides and snow play, creating a magical winter experience for families.

Enchanted Woodland Trail (now – Feb 28)
Chattahoochee Nature Center, Roswell
Families can stroll CNC’s forested trails while looking for whimsical fairy and gnome houses made from natural objects.

Pete the Cat (now – Mar 15)
Center for Puppetry Arts, Atlanta
This groovy puppet show brings Pete the Cat’s adventures to life and is recommended for ages 4 and up.

Folk Art Barn Quilt Workshop (Feb 13, 1 PM – 4 PM)
Gilmer Arts Center, Ellijay
Participants paint a 24‑inch barn‑quilt square; supplies are included and attendees should pre‑register.

Evening Sky Watch (Feb 13, 6–10 PM)
Tellus Science Museum Observatory, Cartersville
Families can peer through the observatory’s telescope at celestial objects; advanced registration is required.

St. Patrick’s Day Parade (Mar 14, 11 AM – Noon)
Downtown Blue Ridge
A festive parade where participants wear green, enjoy floats and music and follow a route along Main Street; the community is invited to celebrate.

North Georgia Ag Expo (Mar 14, 10 AM – 3 PM)
Gilmer County Agricultural Center, Ellijay
Celebrates farmers and makers; the expo encourages hands‑on activities, showcases innovation and promotes local agricultural products.

Pete the Cat (through Mar 15)
Center for Puppetry Arts, Atlanta
Based on the popular children’s books, this puppet show offers a groovy adventure recommended for kids ages 4 and up.

Lunar New Year Festival (Saturdays and Sundays, Feb 14 – Mar 1)
Stone Mountain Park, Stone Mountain
An Asian‑inspired festival honoring the Lunar New Year traditions of countries such as Korea and China, featuring a drone and light show, lighted parade, cultural crafts and live entertainment.

Food & Festivals:

Fire & Ice Chili Cook‑Off and Craft Beer Festival (Feb 14, Noon – 5 PM)
Downtown Blue Ridge
This festival pairs chili tasting with craft beer and live music; tasting cards cost $10 and the event features ice sculptures.

Galentine’s at Avalon (Feb 12, 6–9 PM)
Avalon Boulevard, Alpharetta
An early Valentine’s celebration for friends that includes a shopping stroll; the first visitors to the concierge receive a complimentary glass of wine and sweet treat.

Atlanta Botanical Garden Flower Show: Heirlooms (Feb 20–22)
Atlanta Botanical Garden
An indoor judged competition showcasing floral design, horticulture, photography and botanical arts with non‑judged displays of Japanese Ikebana.

Atlanta Black Expo (Feb 20–22)
Georgia World Congress Center
Features a wide range of Black‑owned companies under one roof, allowing visitors to discover services and products that fit their daily lives.

Wings and Rock Festival (Mar 21)
Etowah River Park, Canton
A festival celebrating chicken wings and rock music; fans of great food and music are invited.

Georgia Wine Highway Weekend (late Mar – early Apr, multiple dates)
North Georgia Wine Region (Dahlonega, Cleveland, Helen & Hiawassee)
Wine lovers pay a small fee to receive a collector’s glass and enjoy tastings at multiple wineries, turning the weekend into a scenic road trip.

Concerts & Live Entertainment:

Electric Avenue – The 80’s MTV Experience (Mar 7, 7 PM)
Georgia Mountain Fairgrounds, Hiawassee
A high‑energy show recreating 1980s New Wave and MTV music hits; tickets cost $25 plus handling.

Pumphouse Players – Sense & Sensibility (Feb 6 – 15)
Legion Theatre, Cartersville
A classic Jane Austen story performed by a community theatre troupe, blending humor and emotional depth.

Woodstock Arts Improv Troupe (Feb 19)
Woodstock Arts Theatre, Woodstock
A comedy night featuring improvisational performances from Woodstock Arts; audiences are encouraged to mark their calendars for a night of laughs.

Atlanta Jewish Film Festival (Feb 18 – Mar 3)
Cinemas across Atlanta & streaming
Showcases world‑class foreign and independent films, offering both theatre screenings and streaming options.

Chris Janson Concert with Joe Lasher (Mar 21, 7 PM)
Georgia Mountain Fairgrounds, Hiawassee
Country star Chris Janson performs hits like “Buy Me A Boat,” joined by Joe Lasher; tickets cost $47 plus handling.

Outdoor & Sports:

North Georgia Ag Expo (Mar 14)
Gilmer County Agricultural Center, Ellijay
Highlights local agriculture, encouraging hands‑on activities and networking between farmers, buyers and consumers.

Westside Beltline 10K/3K (Feb 7)
Atlanta Beltline – Westside, Atlanta
A Race the Loop event where participants run through historic neighborhoods, view art displays and visit breweries and restaurants; includes competitive 10K and non‑competitive 3K options.

Georgia Mountain Ford Nationals (Apr 2–4)
Georgia Mountain Fairgrounds, Hiawassee
Car enthusiasts can explore Ford vehicles and trucks; admission is $10 per day, and kids under 12 get in free.

Science & Museums:

Bank of America Museums on Us Weekend (Feb 7–8)
Tellus Science Museum, Cartersville
Bank of America cardholders receive free admission to the museum on the first full weekend of each month.

UPS Second Sunday (Feb 8)
High Museum of Art, Atlanta
Offers free admission for all visitors on the second Sunday of each month.

Other Notable Events & Performances:

Art Walk (Feb 6, 5 PM – 9 PM)
Marietta Square, Marietta
A monthly art walk where visitors meet local artists, explore galleries and dine at local restaurants.

Riverdance (Feb 6–7)
Fox Theatre, Atlanta
Internationally acclaimed Irish dance show celebrating traditional and contemporary dance.

Lunar New Year Celebration (Feb 7, 10 AM)
Lawrenceville Arts Center
Hosted by the Atlanta Chinese Dance Company, this celebration features traditional Chinese music and dance and invites audience participation.

Dinosaur World Live (Feb 7)
Gas South District, Duluth
An interactive show featuring life‑size dinosaurs, appealing to families and children.

Planet Ice Chill‑abration (Feb 7, 10 AM – 1 PM)
Fernbank Museum, Atlanta
Opening event for the Planet Ice exhibition with hands‑on activities exploring frozen worlds and ancient creatures.

👋 If you’d like more details or help planning your perfect weekend, feel free to reach out. I’m here for you!