Ashley Wilson - Meybohm Real Estate

04/28/2026

What's the deal with the water levels?? 👇👇👇

Ever wonder why lake levels look different across Thurmond, Russell and Hartwell, especially during a drought?

Here’s what’s going on:

The Savannah River system does not rely on local rain alone. It depends on basin-wide rainfall, water that falls across the entire watershed, often far upstream. Even if rain falls at the lake, levels may not rise if the broader basin remains dry.

All three lakes, Hartwell, Russell and Thurmond, are managed as a system using a “guide curve,” a seasonal target range for lake levels that balances flood control, water supply, hydropower, navigation, and fish and wildlife needs. Water is actively managed, it is not simply held in place.

Even during drought conditions, water must be released downstream to maintain river flows for communities, industries and ecosystems. These releases continue even when lake levels are low.

So why does Russell Lake usually stay near full pool?

Richard B. Russell Lake is designed as a re-regulation reservoir. It helps smooth out releases from Hartwell upstream and Thurmond downstream. It operates within a narrower range and is typically kept near full pool to support hydropower efficiency and consistent downstream flows.

Drought operations are triggered when basin conditions reach specific thresholds, not solely based on shoreline conditions. These triggers guide how much water is conserved, how much is released, and how the system responds over time.

To track current lake levels, guide curves and drought status, visit: https://water.usace.army.mil/office/sas

Low lake levels can be frustrating for those who live, work or recreate on the water, but rest assured that every drop of water is managed with the entire river system and all who depend on it in mind.

I I I

04/06/2026

🚨Attention Ga Homeowners in HOAs 🚨

SB 406 HAS PASSED.

Georgia just made history.

With the final day of the 2026 legislative session, the Georgia Senate voted unanimously last night to concur with the House, sending the Georgia Property Owners’ Bill of Rights Act to Governor Kemp’s desk. The House had already passed it 155-10. This is the most comprehensive HOA oversight legislation this state has ever seen, and it passed with overwhelming bipartisan support.

For the 2.3 million Georgians living under community association governance, this changes everything.

Here is what this law means for you:

— Registration and Accountability
✅ Every HOA must register annually with the Georgia Secretary of State and submit financial statements

✅ That $100 annual fee? It breaks down to about $2 per unit per year in a 50-unit community… and for that $2, your HOA is now answerable to the state

✅ Unregistered HOAs lose power — no fines, no fees, no liens, no foreclosures

✅ The Secretary of State now has authority to deny, suspend, or revoke registrations and remove bad actors from boards

— A Real Place to Take Your Complaint
✅ Homeowners can now file complaints directly with the Secretary of State
✅ A hearing officer investigates — giving you a real path to resolution without costly legal battles
✅ Filing a complaint automatically pauses collections on disputed fines or fees

— Foreclosure Protections
✅ The foreclosure threshold increases from $2,000 to $4,000 — and only unpaid assessments count (not fines or fees)
✅ HOAs must give clear written notice explaining how to avoid foreclosure
✅ You now have the right to pause foreclosure proceedings while your complaint is under review

— Payment Application
✅ Payments must be applied in a specific order: regular assessments → special assessments → specific assessments → fines & fees
✅ HOAs must accept payments in any amount toward your balance
✅ No more manipulation — HOAs cannot accelerate assessments to create foreclosure-eligible debt

— Attorney’s Fees Guardrails
✅ HOAs must give certified notice and 30 days to pay before charging attorney’s fees
✅ Judges are required to review attorney’s fees for fairness before approval

— Your Rights in Writing, for the First Time
✅ Georgia law now clearly defines your rights — including attending meetings, accessing records, proper notice, and expecting board members to act in good faith

— When Does This Take Effect?
Attorney’s fees protections begin July 1, 2026
All other provisions go into effect January 1, 2027

This didn’t happen by chance. It happened because homeowners spoke up, showed up, documented issues, and refused to stay silent.

To everyone who shared their story or contacted their legislator — this moment is YOURS!

Now, Governor Brian Kemp, it’s time to sign it.

H/T to the Georgia HOA advocacy community for pushing this forward.

Share this with someone who needs to know their rights