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Unread 05-12-2012, 05:59 AM
 
3,365 posts, read 6,696,025 times
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If you look only at single family homes,, but I believe that prices in areas like Buckhead as well as other close in areas, that were already doing well, will rebound quickly. From what I can tell, the City of Decatur has seen very little drop in value and possibly an increase.

I suspect that my children's (and I have some that are young adults) generation are going to have different priorities than their parents. I see it already with my niece and her boyfriend -- they will make the public school work, but not a chance in a million they are living in Milton or East Cobb. Just isn't going to happen. My cousin, who has three children under 10, is getting ready to renovate her home intown. Most of her friends make the smaller houses and the schools work -- they don't want the burbs.
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Unread 05-12-2012, 06:22 AM
 
Location: Atlanta, GA
928 posts, read 503,575 times
Reputation: 384
Quote:
Originally Posted by lastminutemom View Post
If you look only at single family homes,, but I believe that prices in areas like Buckhead as well as other close in areas, that were already doing well, will rebound quickly. From what I can tell, the City of Decatur has seen very little drop in value and possibly an increase.

I suspect that my children's (and I have some that are young adults) generation are going to have different priorities than their parents. I see it already with my niece and her boyfriend -- they will make the public school work, but not a chance in a million they are living in Milton or East Cobb. Just isn't going to happen. My cousin, who has three children under 10, is getting ready to renovate her home intown. Most of her friends make the smaller houses and the schools work -- they don't want the burbs.
I agree intown neighborhoods have weathered the recession very well. Also close in suburbs(Dunwood/Sandy Springs area) vs. exurbs(areas in Forsyth/Far North Fulton) have held much better. People need to think when they buy their house it might be a great deal and location for where they work but will it sell. Buying in Forsyth limits where you can commute for work. You might work in Alpharetta now but in two years you could be working in midtown. That is why places closer to the perimeter are so much more desirable.
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Unread 05-12-2012, 08:49 AM
 
8,454 posts, read 10,630,454 times
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Quote:
Originally Posted by mrpanda View Post
Opps.. sorry i forgot to add the Walton HS cluster.

This is considered tier 1 as well.
And the Pope HS and Lassiter HS clusters, correct?
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Unread 05-12-2012, 09:57 AM
 
Location: 30328
425 posts, read 1,103,865 times
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Tier 1 to me isn't even the entire city or an area, it needs to break down to even smaller pockets. A tier 1 location to me is when you list your house and you end up with many competing offers within days. An example I can cite is if you were to list a modestly priced house off Los Angeles ave in Va Hi. A friend of mine did this and was totally surprised by people wanting to live there.



Quote:
Originally Posted by mrpanda View Post
Berkeleylake,

My guess is that the tier 1 locations will be the first to recover in metro Altanta.

By tier 1 cities I mean:

1) Milton
2) Johns Creek
3) S. Forsyth
4) Peachtree City
5) Alpharetta

A lot of Gwinnett County zip codes will still take time to reverse.
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Unread 05-12-2012, 10:27 AM
 
Location: http://www.homesofjohnscreek.com
890 posts, read 1,363,888 times
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Aries, there may be other tier areas that I may have not mentioned. I specifically track johns creek and s forsyth. If you were to ask how many homes sold in buckhead or sandy springs, I wouldnt have a clue.

Here is what I think about Atlanta real estate in the next 10 years. There will be sub markets where we see above average appreciation, parts we will see a continual decline, parts where cash flow is good, parts where flipping properties is good.

The first areas to rise will be milton, parts of alpharatta and johns creek and south Forsyth. This I am confident of.
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Unread 05-12-2012, 10:32 AM
 
Location: http://www.homesofjohnscreek.com
890 posts, read 1,363,888 times
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We are not there, but multiple full price offers is what I see in both northview and lambert hs clusters in about 4-5 years. We need to be at 3 months or less inventory supply to see this.

The job centers will no longer revolve only around atlanta. We see a strong job center hub developing in jc, Alpharetta, suwanee, and forsyth. An airport up north will accelerate the home prices in the northern burbs.

Quote:
Originally Posted by nrgpill View Post
Tier 1 to me isn't even the entire city or an area, it needs to break down to even smaller pockets. A tier 1 location to me is when you list your house and you end up with many competing offers within days. An example I can cite is if you were to list a modestly priced house off Los Angeles ave in Va Hi. A friend of mine did this and was totally surprised by people wanting to live there.
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Unread 05-12-2012, 10:47 AM
 
Location: 30328
425 posts, read 1,103,865 times
Reputation: 137
Upto perhaps 1/2 of gen X and older, you may have a case there for the areas you speak of. Anybody younger will simply demand the inward migratory pattern (the desire is there although your finances can often tell you otherwise and ultimately dictate where you live). It's just a competing thought against the conventional.



Quote:
Originally Posted by mrpanda View Post
Aries, there may be other tier areas that I may have not mentioned. I specifically track johns creek and s forsyth. If you were to ask how many homes sold in buckhead or sandy springs, I wouldnt have a clue.

Here is what I think about Atlanta real estate in the next 10 years. There will be sub markets where we see above average appreciation, parts we will see a continual decline, parts where cash flow is good, parts where flipping properties is good.

The first areas to rise will be milton, parts of alpharatta and johns creek and south Forsyth. This I am confident of.
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Unread 05-12-2012, 03:21 PM
 
Location: Atlanta, GA
928 posts, read 503,575 times
Reputation: 384
Quote:
Originally Posted by mrpanda View Post
Berkeleylake,

My guess is that the tier 1 locations will be the first to recover in metro Altanta.

By tier 1 cities I mean:

1) Milton
2) Johns Creek
3) S. Forsyth
4) Peachtree City
5) Alpharetta

A lot of Gwinnett County zip codes will still take time to reverse.
Really?

Look at how much better the home values have held intown. Or even close in suburbs. Compare last years sales in Buckhead to Milton. Forsyth third in the metro! Wow real estate numbers must change when you live in the exurbs. Milton or Johns Creek are not going to be the next Beverly Hills of the south.
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Unread 05-12-2012, 03:27 PM
 
Location: Atlanta, GA
928 posts, read 503,575 times
Reputation: 384
Quote:
Originally Posted by mrpanda View Post
We are not there, but multiple full price offers is what I see in both northview and lambert hs clusters in about 4-5 years. We need to be at 3 months or less inventory supply to see this.

The job centers will no longer revolve only around atlanta. We see a strong job center hub developing in jc, Alpharetta, suwanee, and forsyth. An airport up north will accelerate the home prices in the northern burbs.
When is that airport coming? Intown neighborhoods are getting full price offers on houses.

A few days ago a 5600 sq. ft. unit at the St. Regis sold for 4.2 million. And it was an unfinished shell unit.
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Unread 05-12-2012, 03:28 PM
 
Location: Atlanta, GA
928 posts, read 503,575 times
Reputation: 384
Quote:
Originally Posted by nrgpill View Post
Upto perhaps 1/2 of gen X and older, you may have a case there for the areas you speak of. Anybody younger will simply demand the inward migratory pattern (the desire is there although your finances can often tell you otherwise and ultimately dictate where you live). It's just a competing thought against the conventional.
Agree if you look at the sales and numbers it is backed up.
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