Relocating To Atlanta (Roswell, Alpharetta, Duluth: best neighborhood, transplants, buying a house)

[JAMYROCK07]

I am also thinking of relocating from NY to Atlanta. I have three kinds 10/6/3. I started doing some research on schools, and found out that North Fulton has the best schools. I am looking into the Forsyth (Alpharetta) area. Any feedback on the schools would be greatly appreciated. I am in the Financial field and discoverd that there are several jobs in my field in the Alpharetta area. What will be the average commute from Forsyte (Alpharetta) to the city of Alpharetta?
Any feedback will be appreciated.

[noname]

It depends where you are in Alpharetta and Forsyth and the time you leave for work. It could be a 5-10 minute commute, or it could be a 45-60 minute commute (seriously).

South Forsyth is a nice area -- cheaper homes, low taxes, decent schools -- but the traffic is terrible. I'd recommend that you look at homes across Roswell, Alpharetta, Cumming, and Duluth and pick the best neighborhood, preferably one close to work.

[JAMYROCK07]

thanks for the info. I am not familiar with Forsyth....are there any other towns other than cummings and alpharetta? What is the tax rate on houses?
What is the population like?

[noname]

Cumming is the major town in Forsyth -- but parts of South Forsyth have an Alpharetta address.

Taxes are very low in Forsyth -- a house that costs $350,000-400,000 in Alpharetta would probably cost $250,000-300,000 in Forsyth, and taxes about something like 20-25% lower. Together, the difference is substantial.

The trade off is commute distance and convenience. Forsyth traffic patterns are a disaster, and Alpharetta and Roswell have more amenities (parks, shopping, movie theaters, restaurants) and are closer to other popular areas (Buckhead, Midtown, the airport, etc.).

People in Forsyth are pretty much like people elsewhere in Atlanta. There is a higher proportion of rednecks the farther north you live, but the population is becoming more and more transplants, many from the Midwest and Northeast. Alpharetta proper is wealthier, but that is changing too.

I'd avoid Forsyth just for the commute, unless you are sure that you'll be working on Windward Parkway or around North Point Mall. If there is any chance that you'd want to work downtown, Midtown, Buckhead, or the Perimeter area, you'd be better off in Roswell or Alpharetta.

[JAMYROCK07]

I am not sure if you will be able to answere this, but If I live in Alpharetta (Forsyth) can my kids attend Alpharetta's schools?

U know your stuff...............

[noname]

I think they are different systems -- Fulton county vs. Forsyth county. Not sure, though.

[Georgia]

Forsyth county is not as cheap as you may think. Granted it is less, but you are over 300K now for a nice development. No Name is correct in regard to traffic. Cumming is a good example.

NE Gwinnett is good on schools also. Dacula and Mill Creek are two of the highest rated schools in the state. Commute time from these areas. Dacula to Duluth is 30 minutes. However, if you are in the city of or working rather west of I-85 I would look to NW Gwinnett or Forsythe.

Alpha is nice, but it is part of Fulton County. Fulton County is not the best ran county. Alpha has the highest millage tax rate in the state less Atlanta, city of.

[JAMYROCK07]

My housing budget is $250K - $350K. I was not aware that Alpharetta has one of the highest tax mileage in the state of GA. The reason why I was looking in Alpha is based on fact that I am in the Financial field and saw several postings in that area. I think I am leaning more towards Forsyth. I think commute will be be less in comparison to NE Gwinnett. How are the schools in South Forsyth. I saw some new development in Alpharetta (Forsyth) within my price range.
Thanks Georgia

[Zelia]

The Atlanta Journal Constitution ( AJC ) just reported school test scores the other day. Maybe the story is available on the net?

I did notice a huge difference in the various scores. Northern suburbs do have have better schools.

Up until 15 to 20 years ago, Forsyth County was almost totally white--99.99999999999999% white. Why? The KKK had a visible presence is the county. Blacks were intimidated on a regular basis. Oprah Winfrey even filmed a show there in the late '80s.

Today, it's a different county as it's more diverse, but still overwhelmingly white.

Several zip codes in Forsyth County have the highest home prices in metro Atlanta. Forsyth has had an extremely low property tax base compared to other metro counties. How long that will continue, I don't know. Tremendous growth means more kids, and more kids equates to more schools. Schools cost money.

As recently as two years ago, a person 62 years of age, living in Forsyth County, could qualify for the school tax exemption which is part of your property taxes.

For example, in DeKalb County one must be 70 years of age to qualify for the school tax exemption. I think a person/ couple with an annual income of less than $70,000 dollars qualifies for the exemption. The savings are BIG, BIG, BIG, BIG.

In DeKalb County, which has a low property tax base comparable to Forsyth County, taxes are around $2800 dollars on a $300,000 dollar house.

With the school tax exemption, your annual property taxes on a $300,000 dollar house would be $450 dollars. That's not a misprint. Again, this exemption is for people 70 years of age, not 62 years of age as in Forsyth County, with annual incomes of less than $70,000 dollars.

Georgia politicans know older folks vote, so they have been handing out these goodies to senior citizens. Many here in Georgia feel that these goodies are just a little tooooooo good.

Cherokee County has had similar exemptions to senior citizens. However, in Cherokee County problems are starting to develop since school revenue has decreased. As long as your annual income is below $70,000, you could own a $500,000 dollar house, and your property taxes would be around $600.

Personallly, I really don't think it's fair that senior citizens owning a $500,000 dollar house ( a $500,000 dollar house in Cherokee County is a big house ) pay $600 dollars a year in property taxes.

Many retirees are relocating to Georgia, as there are huge tax breaks. I think Georgia is the sixth fastest growing state, and the third fastest growing state for retirees.

[JAMYROCK07]

Thanks Zelia
I read several of your threads and your responses are very in-depth and well thought out. Thanks for sharing some of your knowledge base. I know one has to visit Atlanta personally for themselves because relocating and buying a house is basically like choosing a spouse. A friend of mine recently relocated to Gwinnett county and I am might also be looking into that county as well. Which areas in Gwinnett would you recommend? I am a black American, and prefer an area that is diverse, middle class with good schools and also close to the financial area. I guess you might say I want it all........but I really do.