By Victoria Lance, Owner and Team Leader, Lance Real Estate Group | Brokered by Bolst, Inc. | Georgia Realtor since 2004
The most important sentence in this offer had nothing to do with price.
It was one line asking the seller to provide a clear septic letter. When I wrote it, nobody knew there was anything wrong with the septic system. A few weeks later, that line had saved my buyers from over $12,000 of septic work.
This is the story of how we won a home that a lot of buyers wanted in Morgans Crossing, kept the price where it needed to be, and walked into closing without an expensive surprise in the backyard.
Sale at a Glance
In October 2026, I represented the buyers on 3650 Lake Seminole Drive, a 4 bedroom home on a 0.69 acre corner lot in the Morgans Crossing swim and tennis community in Buford, Georgia. The home went under contract on September 25, 2026, 8 days after hitting the market. My buyers made a strong offer, paid less than list price, and closed on October 23, 2026.
| Detail | Information |
|---|---|
| Address | 3650 Lake Seminole Drive, Buford, GA 30519 |
| Status | Sold |
| Closing | October 2026 |
| Sold Price | Available on request |
| Beds | 4 |
| Baths | 2 full, 1 half |
| Square Feet | 3,072 |
| Lot | 0.69 acre corner lot |
| Year Built | 1995 |
| Subdivision | Morgans Crossing |
| County | Gwinnett |
| HOA | $500 per year, includes swim and tennis |
The Home
Two things made this house popular the day it listed: the lot and the main level primary bedroom.
The lot is 0.69 acres, level, on a corner, with a wood fenced backyard and a storage shed. Lots that size are hard to find in this part of Buford.
Inside, the primary bedroom and bath are on the main level. The bath has a double vanity, a whirlpool tub, and a separate shower. The main level also has a living room with a vaulted ceiling and gas log fireplace, a separate dining room, a flex room, and a kitchen with granite counters, stainless appliances, a large island, and a breakfast area. Upstairs adds more bedrooms and a bonus room.
The sellers had already done the big projects. Per the listing, that included a new roof, new gutters with leaf guards, new interior and exterior paint, new carpet, updated hardwood floors, and new garage doors and openers. A covered, screened back porch looks out over the yard.
What My Buyers Needed
My clients were combining two households into one home. That meant a primary bedroom on the main level, enough bedrooms and living space upstairs for everyone, and a yard with room to spread out.
They also needed the numbers to work. Combining households is a big financial step, and overpaying was not part of the plan.
The Plan
We saw 3650 Lake Seminole Drive as soon as it was listed. I knew right away it would draw a lot of attention. Homes with a main level primary bedroom on a big, level lot do not come up often in Morgans Crossing, and this one already had the expensive updates done.
So the plan was simple:
- Move fast. We toured early and wrote quickly so we were in front of the seller before other buyers.
- Make the offer strong where it counts. We wrote a clean offer that gave the seller confidence the deal would close.
- Hold firm on price. A strong offer does not have to be a full price offer. We stayed below list.
- Protect my buyers from day one. I wrote a clear septic letter into the offer, with the seller ordering the inspection and having the tank pumped.
How It Came Together
There was plenty of interest in this house, but our offer was the one the seller took. We were under contract on September 25, 2026, 8 days after the listing went live.
Then the septic letter did its job.
The seller’s own septic company came out to inspect and pump the tank. The system needed work to function correctly. The seller paid for over $12,000 of septic work to get it working properly before closing. My buyers did not pay for the inspection, and they did not pay for the repair.
That is exactly why I ask for it up front. Nobody knew. The house looked great. The septic system lives underground, and a standard home inspection does not dig into it.
We also worked through the rest of the inspection items together, settled a final repair item before closing, and kept the closing date right where we planned it. We closed on October 23, 2026.
Timeline of the Sale
| Milestone | What Happened |
|---|---|
| September 17, 2026 | Listed. We saw it right away and toured early |
| September 25, 2026 | Binding agreement on our offer below list |
| Under contract | Seller’s septic company inspected and pumped the tank |
| Before closing | Seller had the septic system repaired so it worked correctly |
| Before closing | Inspection items settled, closing date held |
| October 23, 2026 | Closed, keys in my buyers’ hands |
What Made the Difference
Speed. In a market where many Buford homes sit for weeks, the homes that check every box still move fast. Being first in the door mattered.
Strong, not reckless. A clean, strong offer gave the seller confidence. That let us stay below list and still win.
The septic letter. This is the part I am proudest of. As a buyer’s agent, I always ask the seller for a clear septic letter and to have the tank pumped. Always. Here is why I have the seller order it, never the buyer:
- No seller wants a buyer’s septic company digging up their yard. If the seller hires the company, the seller cannot complain about the yard.
- If the buyer pays for the report, sellers tend not to believe it. If the seller’s own company writes the report, the seller cannot argue with it.
- My buyers should not spend money on a house they do not own yet.
I will be honest. Some septic companies like to justify opening a tank by making a small issue sound like a big one. When the seller hires the company, that conversation is between the seller and their own contractor. The report is the report.
“Ask for the septic letter in the offer, before anyone knows there is a problem. Once you are under contract, it is a lot harder to ask.”
Listing experience on the buyer side. I have been a Georgia Realtor since 2004, and most of my career has been on the listing side. About 750 homes later, I know what sellers will agree to, what makes them nervous, and how to write an offer a seller says yes to. That helps my buyers every time.
The Neighborhood
Morgans Crossing is a swim and tennis community in Buford with a pool, tennis courts, a playground, and street lights, per the listing. The HOA is $500 per year and includes swim and tennis. Homes here were built mostly from 1995 to 1999.
The listing mentions the Mall of Georgia, The Exchange at Gwinnett, Lake Lanier, and Lake Lanier Islands as nearby. Assigned schools per the listing are Ivy Creek Elementary, Jones Middle, and Seckinger High. Buyers should verify school assignments with Gwinnett County Public Schools.
This part of North Metro Georgia mixes homes on sewer and homes on septic. According to Gwinnett County, the Georgia Department of Public Health estimates about 30 percent of Gwinnett’s population uses septic systems. If you own here, it is worth knowing which one you have.
What This Sale Means for Neighbors
If you own in Morgans Crossing, here is what I took away from this one.
Buyers will move quickly for the right features. A main level primary bedroom, a big level lot, and major updates already done brought fast attention, even though Zillow shows Buford homes overall taking a median of 45 days to go pending through August 2026.
Buyers also have room to negotiate. Zillow shows about two out of three Buford sales closing under list price in the same period. Preparation and pricing matter more than ever.
And if your home is on septic, get ahead of it. Have it pumped and get a clear letter before you list. If something needs work, you control the timing and the cost instead of finding out in the middle of a contract.
Frequently Asked Questions
How long does it take to sell a home in Morgans Crossing?
It depends on condition, price, and features. This home went under contract in 8 days. Across Buford, Zillow reported a median of 45 days to pending through August 2026.
What is my home in Morgans Crossing worth?
It depends on size, updates, lot, basement or crawl space, and whether you are on septic or sewer. I compare homes like for like instead of using a simple price per square foot. Call me and I will put together a real number for your home.
Do I need a septic inspection to sell my home in Buford?
Many buyers’ agents, including me, ask for a clear septic letter in the offer. Getting your tank pumped and inspected before you list keeps surprises out of your contract.
What is the HOA fee in Morgans Crossing?
Per this listing, $500 per year, including swim and tennis. Confirm the current amount with the HOA.
What does Lance Real Estate Group do to help buyers win a home?
We move fast, write offers sellers trust, and protect our buyers with the right contract terms from the start, like asking for a clear septic letter.
Thinking About Selling in Morgans Crossing?
If you own in Morgans Crossing or anywhere in Buford, I would love to talk about what your home could do in this market. I have been helping North Metro Georgia homeowners sell since 2004, and I will tell you exactly what buyers will look for in your home, including that septic letter.
Victoria Lance, Lance Real Estate Group
770-490-6434
[email protected]
lancere.com
Instagram @VictoriaLance
Other Resources
- Gwinnett County: Septic Tanks
- Georgia Department of Public Health: Homeowner’s Guide to Septic Systems
- Zillow: Buford GA Home Values
- Victoria Lance Resources: lancere.com
About the Author
Victoria Lance has been a Georgia Realtor since 2004 and has lived in Buford since 2003. She leads Lance Real Estate Group, a North Metro Georgia team that closes more than 100 homes a year across Gwinnett, Hall, Jackson, Forsyth, Barrow, and Dawson counties.
Lance Real Estate Group, brokered by Bolst, Inc. Information deemed reliable but not guaranteed. Sale details are shared with our clients’ permission.
