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Old 05-30-2014, 05:46 PM
 
16,683 posts, read 29,499,000 times
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Quote:
Originally Posted by AnsleyPark View Post
I like East Cobb. Nice place.

It is. A very nice place.

And so is Johns Creek.
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Old 05-30-2014, 05:48 PM
 
16,683 posts, read 29,499,000 times
Reputation: 7660
Quote:
Originally Posted by wilful View Post
So stay in East Cobb. Buh Bye!

But, I'm not in East Cobb.
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Old 05-30-2014, 06:56 PM
 
1,816 posts, read 1,149,786 times
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Quote:
Originally Posted by aries4118 View Post
But, I'm not in East Cobb.
Wasn't about YOU but your quote. Hope your happy wherever that is.
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Old 05-30-2014, 07:29 PM
 
16,683 posts, read 29,499,000 times
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Quote:
Originally Posted by wilful View Post
Wasn't about YOU but your quote. Hope your happy wherever that is.
I am. And I would be happy in Johns Creek too.
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Old 06-03-2014, 09:39 AM
 
Location: Johns Creek, Georgia
957 posts, read 3,355,694 times
Reputation: 426


Wilful,

Trying to predict appreciation is both a science and an art. You have to understand demographic changes, job growth, population growth. I can see 7-8% appreciation this year. There are only three metro cities that grew more than a million in the last 10 years: Atlanta, Dallas, and Houston. You can see that Los Angeles/OC's population grew less than 500,000.

In my area, I am seeing an inventory shortage where the demand is out pacing our supply. Even our rental inventory is around 30 to 45 days. Today Forsyth county is still the #1 fastest growing county in Georgia and the 7th fastest growth county in the nation.

I am a licensed real estate broker in both California and Georgia so I like to study historic trends from South OC to understand the future of Northern Atlanta developments. Some trends are similar and some trends are not. For example the OC housing market had a gradual to acceleration from 1995 - 2006. (data shown below). In Atlanta on the other hand we had unprecedented appreciation from 2011 - 2013. 2012 we were up 13% and another 18% in 2013. I see more of an stabilization now in the northern Atlanta's appreciation but a greater Year over Year appreciation than 1992 - 2007 compared 2012 - 2022 as the demographics was quite different back then. The demographics of Johns Creek and Fosyth County is both similar and different than Irvine 15 years ago.

Rank Population Growth Rate ▼ County / Population
1. 78.35% Forsyth, GA / 175,511
2. 74.25% Paulding, GA / 142,324
3. 70.87% Henry, GA / 203,922
4. 61.22% Newton, GA / 99,958
5. 51.05% Cherokee, GA / 214,346
6. 50.33% Barrow, GA / 69,367
7. 45.44% Jackson, GA / 60,485
8. 43.64% Douglas, GA / 132,403
9. 42.71% Coweta, GA / 127,317
10. 42.59% Lumpkin, GA / 29,966

Irvine population
Year Population % Growth
1971 10,081 - Year of Incorporation
1980 62,127 616%
1990 110,330 78%
2000 143,072 30%
2010 212,375 48%
2020 308,943 45%

Irvine Median home price history:

1988 $216,464
1989 $237,410
1990 $239,024
1991 $242,877
1992 $237,451
1993 $230,598
1994 $228,529
1995 $229,959
1996 $246,865
1997 $245,437
1998 $263,172
1999 $278,148
2000 $308,089
2001 $334,741
2002 $379,852
2003 $461,888
2004 $609,397
2005 $635,675
2006 $722,928
2007 $665,807


Quote:
Originally Posted by wilful View Post
So what do you see appreciation averaging in the next 2-3 years? I see 7-8% for 2014, 5-6% for 2015 and 4-5% for 2016. Have no idea after that. Comments?
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Old 09-10-2014, 12:25 PM
 
14 posts, read 39,380 times
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We are thinking about buying house in pst road(community post brook Dr horton) near to West forsyth high school. We found it much cheaper compared to houses near to S Forsyth H Schhool and Lambert High school. Will there be much aprreciation or development in West Forsyth area in next 4-5 years?
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Old 09-13-2014, 04:54 PM
 
Location: Johns Creek, Georgia
957 posts, read 3,355,694 times
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Forsyth County, which is the wealthiest county in the state of Georgia and one of the fastest growing counties in the nation has just surpassed the 200k mark this year.

Forsyth County Population Growth

Year Population
2010 176815
2011 182439
2012 187927
2013 195405
2014 202027
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Old 09-13-2014, 07:48 PM
 
Location: Johns Creek, Georgia
957 posts, read 3,355,694 times
Reputation: 426
Atlantanew.
West Forsyth high is divided by vickery creek middle which I consider to be a premium asset zone compared to liberty middle which I consider to be the standard asset of west Forsyth.

Although I am not a big fan of dr Horton building quality, you can be assured that the cluster you are looking at vickery middle / west Forsyth will do very well in the future. Price per sq ft is comparable to lambert and south Forsyth high.

My research shows me that The asian demographic migration seems to be settling right at vickery creek / west Forsyth cluster.
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Old 11-06-2014, 05:52 AM
 
Location: Johns Creek, Georgia
957 posts, read 3,355,694 times
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2015 Best Public Schools just released yesterday.

Gwinnett School of Math, Science, and Technology in Lawrenceville ranks 11 in the nation.

Rank #3 : Northview High - Johns Creek
Rank #4 : Johns Creek High - Johns Creek
Rank #5 : Lambert High - South Forsyth

Top Schools in the State of Georgia


https://k12.niche.com/rankings/publi...all/s/georgia/
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Old 12-10-2018, 01:31 PM
 
Location: Johns Creek, Georgia
957 posts, read 3,355,694 times
Reputation: 426
My last post was on November 6th, 2014. I will continue to update this thread with the latest market update for North Atlanta.



Housing Inventory Levels for Metro Atlanta.



Housing Inventory Levels in Forsyth County.



Monthly Housing Supply in the United States



Metro Atlanta unemployment Data



Chart of the inverted Yield Curve

Last edited by mrpanda; 12-10-2018 at 01:54 PM..
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