Atlanta Relocation
 

This seems to be the best site for getting inside information on Atlanta neighborhoods. I've done a lot of searching and it seems like most areas outside 285 are out of the question due to traffic since the job is in downtown Atlanta. So, where can I find a 2500 sq. ft home in the $400-500 range in a nice neighborhood with lots of families and good schools all inside 285? A little yard would be necessary for kids to play and some trees for a little privacy. I've seen some potential in Dunwoody (even though it is outside 285) since it is on the rail system. Does anyone know what travel time is like on marta from Dunwoody to downtown? Any info is greatly appreciated.

vmcenroe-

Welcome to the city of transplants! For 400K I think you'll have many neighborhoods/areas to choose from so it all depends on what you are looking for. Closest to downtown, you have Midtown and Buckhead, in Fulton county. They have a combonation of apartments, condos and expensive houses, but it also a very busy area with the large number of high-rises/offices, museums, restaurants, bars, clubs, and horrible traffic. I've also heard Fulton co. has some of the highest property taxes in ATL, and worst schools.

Outside of the city, I would suggest looking north-east in Vinnings, Smyrna, and Marietta. They are in Cobb county, and would probably be about 30 minutes from downtown, depending on traffic. Lots of cute areas, shopping, restaurants, etc.

West on I-20, is a large area and many cities being developed. Try Villa Rica, Lithia Springs, Austell and Douglasville, in Douglas county. You can find MANY neighborhoods well within your price range, and most below, for beautiful homes. If you or your spouse likes to golf, I would suggest looking at neighborhoods Chapel Hill in Douglasville. I think Mirror Lake, also in D.ville is on a golf course. Furthest away from downtown would be D.ville at approx. 35 mintutes, depending on traffic...but it is a straight shot on I-20 and I've never considered it bad.

South of downtown is the airport (and not so nice neighborhoods - although they are improving), and further south many nice neighborhoods (I've heard) like McDonough, Fayetteville and Peachtree city. Fayette County, from what my co-workers day, have the best school system. P.Tree city is nicknamed Deltaville, with many Delta employees. There miles and miles of golf cart routes all throughout the city, so people don't have to drive their cars to shop or eat out. I know, sounds hilarious! This are would probably be a bit too far, at around 45 minute drive.

East of downtown are cites like Stone Mountain, and Decatur. While I know several friends who have recentlty moved to Decatur, it always seems that the areas East and south east of downtown are mentioned on the news for various reasons, mostly bad.

Hope some of this helps.

Oh...and Marta Dunwoody to Downtown, I would think with stops would run around 30-35 minutes.

In that price range, look at Candler Park and Inman Park. Gorgeous older renovated homes, and a relatively convenient commute downtown. Near Candler Park, Mary Lin is an excellent elementary school; one of the few Atlanta Publics that people fight to get their kids into.

Morningside/Ansley Park is one of the pricier neighborhoods, but it's also very convenient and has a great elementary school (Morningside Elemen.)

I'd also look at Decatur if I were you; the Winnona Park neighborhood is especially desirable; has a little more of a suburban feel. Walkable to a cute little Decatur town square, and Winnona Park Elementary is A+.

Been there done that. To stay inside 285, you will need to do your research. DH worked for Coke, and schools were a priority for us so we lived in East Cobb. The commute WAS bad, but not unusual for a big city.

If I had to do it over again I would rent before buying. Get a buyer broker to help you do your legwork, and list your priorities in order.

Find a school system you like, then wait for a house. Sure beats kicking yourself a few years down the road.

Thanks for all the input. This whole Atlanta move seems to be a big game to try and outwit the traffic demon. If there were no traffic I'd pick Cobb County. That seems to be off my list now. I could be convinced that intown is the place to be, but are those neighborhoods (inman park, candler park) really happening areas for families? The elementary schools may be great but what happens at the high school level when many elementary schools feed into one high school? Do people there send their kids to private schools?

Decatur and Dunwoody are still on my list to check out. So the Northern burbs are out. What about traffic from the south? Peachtree City sounds intriguing to me. Can a commute from PTC be done if you leave early enough in the morning? Please help me figure this out because if I can't find a way to have a reasonable commute into the city and still have a nice area for my family then the Atlanta move will not happen. I'll be visiting in a couple of weeks, but I want to have all my areas narrowed down. Atlanta is huge. I'll be visiting, then have to make my decision.

If a long commute is a big issue for you, I'd rule out Peachtree City. It seems so isolated IMO.

If you are willing to leave early in the morning, you could live in Cobb, if that is your first choice. You will encounter traffic from every direction into downtown anyway. So if I were you (and I was in your position 7 years ago) I would get a really good relocation agent, and tell him/her your top priorities. We wanted really great schools and a neighborhood with lots of kids. We ended up in East Cobb county. MANY of our neighbors commute downtown. They just try and be flexible with their schedules. Good luck!

I am an agent in Atlanta!

I would rec. Sandy Springs even though it is outside of the perimeter.
it has a small town feel, lots of shopping, great schools, and easy access to the city.

Schools will be the biggest issue in your decision as most people inside the perimeter send their kids to private school. That expense may change your housing budget.

We moved to Decatur from Fort Lauderdale 18 years ago and have been very happy here. It's a small town near the big city, has its own school system, has two MARTA rail stations (one with free parking) that will bring you downtown in about 10 minutes, or to the airport in about 30.
You may wish to check out www.decaturga.com for lots of good information.
Good Luck.

Dunwoody to city center is 22 minutes. Itsmarta.com.
I live in Sandy Springs (also on the rail line) and grew up in Buckhead. Most new housing inside the perimeter seems to exceed your housing budget. If you are interested in public schools for your children, there are some very good ones in the metro-Atlanta area, especially north Fulton and east Cobb. Choose your neighborhood very, very, very carefully. You are wise to consider the high schools. Close in there are slim pickings.

Statistically speaking, I don't truly believe that the majority of people that live in ATL send their children to public schools. I do not live in the city limits, have no children, but volunteer at four schools in Atlanta city proper. It is my opinion, as with anything else, you get out of it...what you put in to it.

As you know, research is key. Research based on what your family needs and preferences are.

Second, for some reason...it appears that folks that frequent this forum seem to often recommend areas north of ATL or close proximity. ATL's metro area is 4 million plus and growing. Again, I can't quote statistics, but cannot support that the areas east and south are often mentioned on the news for mostly bad reasons anymore than any others.

Again, the demographics of ATL varies...as well as many of the outlying areas.

Good luck to you.

I've got some insider info. They are going fast in certain areas of Sandy Springs. (near Chastain Park). There are still some available but they are staying on the market less than 6 mos. And what an investment. Just in the last week I have 12 mailers from agents and 6 offers from builders. Just for my 1/2 acre lot, not the house. My oldest went to a great high school and is now enrolled at Georgia Tech. Great area IMHO.

Saw an interesting free magazine in a restaurant lobby last night. Their webiste is www.newcomeratlanta.com. I glanced at the mag while I was waiting and there was some good info by county and maps inside. Check out their website.

I currently live in Buckhead, but lived for three years in the Douglasville area. They are two entirely different experiences, but both can be family oriented. The commute into Atlanta isn't as bad from that area of town as it is from other areas, but you'll still encounter traffic.

In the Buckhead into Sandy Springs areas, you can find lots of great neighborhoods and schools. Peachtree Hills and the Peachtree Battle areas have homes in your price range (as well as in twice that, but they are there). Chastain is also another great area. Decatur is also a pretty neat town that I visit/shop/eat in from time time to time, but I don't know anything about the schools. I agree that for this town, especially if you want to buy right away, do a LOT of research and make sure you understand your priorities.

Ptree City is too far removed for most people's taste, but the people who live there do like it.

I find that at the end of the day I prefer the city to the suburbs. And you can find a home that meets your needs it will just take a bit more work. Good luck with your search!

having lived in Atlanta for over 20 years, I second most of what Hannah25 said. (I don't know much about Douglasville.) I really like the north Buckhead-into-Sandy Springs area. I think that's the best situated place to live. I have several friends who live there and they have kids. They love the area.

Hi.

I'm an Atlanta native. I've lived outside the city as far away as Snellville, and I've lived in Midtown. Having raised two kids, I would NOT recommend trying to purchase in Buckhead or Midtown. Your price range will buy a small house, small yard, crummy public schools, water/sewer and tax rates that are going through the roof and unsafe neighborhoods. Having said all that, if your family is used to "big city" intown style living, you may also enjoy the proximity of great, but expensive shopping, tons of restaurants, etc. I'd personally look at Vinings. My fiance lives there and its great. He works downtown and it takes 15 minutes in the AM, maybe 25 in the PM. Here is the reality of our traffic: Unless you live within a few blocks of your job, you CANNOT avoid it during peak travel times (7:30-8:30 am and 4-6:30 pm); Everyone that commutes just gets used to it--catch up on calls on your cell; listen to CD's; drink a cup of coffee and decompress a bit; I've had a 45 minute commute for years and while I wish it was shorter, I'm glad I raised my family outside the city.

Based on the information you've been given below, I'd relocate to North Fulton School. Most affluent people in the Atlanta City district send their kids to private schools. Do research on individual schools in Dekalb, Gwinnett and even some Cobb schools.

Sorry - schools in the northern section of Fulton County.

Vmcenroe, I don't know if you're still doing research but I'd like to add my two cents if I can. I'm not in Atlanta now but have lived there for 30 years and am moving back from Nashville in May.

Dunwoody is definitely a good place to look. I have lived there and the neighborhoods have a lot to offer. The schools (public and private) are good ones. Plenty of trees and the lots seem a little bigger. Two MARTA stations (as someone else said) can whisk you downtown easily. It would probably take about 34 minutes. Perimeter Mall has fantastic shopping.

I grew up in Fayette County and Peachtree City is fantastic. However, the commute is the utter pits and I would not do it unless you had to.

The Decatur area is the HOT place right now for people to live. Lots of families and good schools with a bit of a hip single scene. However, as a result, housing is going through the roof. You might want to look into the nearby Druid Hills area where housing isn't quite as high and the area is still nice.

Someone mentioned Peachtree Hills, which is near Buckhead. Nice, nice, nice! I went to church near that area and Garden Hills. I would love to live there but housing prices (again) can be nutty. It's also near the Lindbergh MARTA station.

With apologies to atlswan:

The houses in Druid Hills proper ( a historic district whose homes and parks were, in many cases, designed by first and even world class architects and planners) are much, much more expensive and, in my opinion, far, far nicer, on average, than the houses in Decatur, no matter how "hot" Decatur may be with 20 and 30 somethings. I strongly suspect you could not find a knockdown in your price range in Druid Hills. There are many houses in Decatur that should be knocked down.

Sorry for my error. I guess I was thinking more about the North Druid Hils ROAD area up into Clairmont toward Northlake Mall. I am not a real estate expert so I defer to those who know more about it than I do. My apologies.

It's amazing how fast property values in that area of N Druid Hills/ Clairmont/ into Northlake has risen in just the last few months. Two years ago a friend's small ranch appraised in the mid 200's and the now houses across the street are selling for mid-300's. Last year, there was a tear-down on the corner of Clairmont and the subdivision entrance and the construction of the new home is priced in the 400's. Another friend just bought one of the McMansions on zero lot clearance in the 400's.

While Druid Hills "proper" remains expensive, other real estate is catching up. $600K is not unusual in Decatur.

Starrsville, you're right about that. I knew it was going up but I didn't realize just how much! My fault for not paying more attention. That's why we're renting for a year when we move back next month to do plenty of looking around. We may have to buy a condo instead of a house just to get something decent on the edge of the Perimeter.

Starsville..are you the moderator?

fyi...vmcenroe did not totally rule out areas outside of 285. Besides (while I did not go into details, what I have meet some of vmcenroe needs.

Thank you for your concern.....

Nope, but the editors must agree because they've already pulled your previous post advertising your house for sale.

So be it..for the editors...

Druid Hills neighborhood is, indeed, outside of the original poster's price range, but the adjacent neighborhood of Fernbank is not. Fernbank's an established neighborhood of houses built in the 1940's through 1960's (with some recent in-fill) with lots of families precisely because of its proximity to a particularly well-known school, Fernbank Elementary (as well as the adjacent Fernbank Science Center, a resource for students all through Dekalb County as well the public), Fernbank Forest (an old growth preserve), and Fernbank Natural History Museum (on the other side of Fernbank Forest, so technically in Druid Hills).

Easy access to downtown and midtown via Ponce de Leon or Freedom Parkway.

An aside re the original poster's request for "some trees for privacy": in the context of established neighborhoods here it Atlanta is on the funny side, as there are so many trees that if anything you're likely to feel a bit claustrophobic. We literally live in the middle of an enormous, hilly forest.

My husband and I are considering relocating from Honolulu to Atlanta in the next few months. We are planning to rent for the first year and then hopefully buy. We are hoping to find a home in the 200's- to low 300's price range in a safe neighborhood outside of the city. We don't have children so schools are not an issue. Any suggestions. I'm very curious about Marietta and Douglasville.

You'll have no problem finding a home in that price range in those areas.

I almost hesitate to weigh in on these discussions. We've lived in PTC for 10 years now and wished everyone wouldn't tell others about it so the growth would slow down! We chose PTC because we were tired of living in the city with traffic, taxes, crime, etc. and wanted a quieter place with more green space, high quality schools, and friendly neighbors. We didn't care that there was little retail, few restaurants, not many cultural activities. The area has been "discovered" and our traffic is getting worse, more petty crime, more retail, higher prices, but schools remain top notch, neighbors are great, and I just got in from my daily 3-5 mile walk through the woods and along the golf course directly from my home.

Commuting to downtown Atlanta takes around 45 minutes. To avoid rush hour one must leave before 7am or after 8:30am. Afternoon is not as big a problem to the South. There is a crunch in downtown surface streets starting around 3pm (government employees?), then building between 4-6pm, but the traffic is usually moving south of downtown until the PTC exit backup. (Accidents and heavy rain change everything of course) An alternative is to drive to the College Park MARTA station and ride the train from there to downtown. The time at which the free parking there is full seems to vary--anywhere from 7:00 to 8:30am. The combination of driving and riding only reduces commute time at the peak hours or when accidents block the route. There is alot of development in progress in South Fulton County at I-85 that is pouring traffic into the interchange at rush hour, but the local politicians are lobbying for a new entrance to the Interstate for the development, though that could take a while.

Your price range would buy a house in the second most expensive neighborhoods in town. Many houses are in the $200-300 range with large lots compared to intown.

As others have said, the Atlanta metropolitan area is huge and there are a wide variety of neighborhoods that can provide a family neighborhood with good schools with 2500 sf houses with a yard with trees. They are scattered and not all in one sector of the metro area.

Thank you all for the feedback! It's encouraging to hear that we will be able to find something in our price range and in a safe, nice neighborhood. Here in Honolulu median home prices are around $600K and the homes are not impressive. I am originally from Louisiana and I miss the south. I am fond of Atlanta and hope to be there soon!

Aloha!

Cathyann, you should have no problem finding a home in that price range if you want to live OTP (outside the Perimieter, 1-285).

Kay2 has give you a lot of good information. I grew up in Fayetteville, next to Peachtree City, and all she says is true. It's getting busier over there but it is still a very nice place. The only thing that I'd add is that it is very family oriented. Since you don't have children, that may or may not be a good thing for you.

Marietta is in North Cobb and has a lot to offer, especially the town square. East Cobb is especially nice.
Douglasville, on the west side, is growing by leaps and bounds. There's a lot of building going on in that area.

My husband and I are house shopping ourselves (living in apartment now) and hope to move just outside of Decatur ourselves in DeKalb County. You might want to look into that area as well. It has a nice little downtown with shops and plenty of good restaurants. Good access to midtown Atlanta, too.