Wanted: House to buy in historic neigborhood (Atlanta, Decatur: crime, broker)

[brooklynbarker]

I am looking to buy a house in a historic neighborhood, below are my requests:

Location: Preferable ITP, I work in downtown ATL, so the closer the better
Size: 3 bedroom/2 baths (1500 sq or larger)
Neighborhood - I used to live in Grant Park and would love to live there again, it just seems that inventory is down , of course I would prefer somewhere not crime ridden.
House: Love the old houses, if some work is needed, that is fine, a total reno is not. Love the tall ceilings, original hardwoods, etc.
Must have: Off street parking
Budget: $350,000 (but this depends on property taxes, could go higher if taxes are lower and have to go lower if taxes are way up there)

I am familiar with some of the older neighborhoods like Inman Park, Lake Clair, Little 5, Candler Park, EAV, Ormewood Park, VA Highlands. I am wondering if there are other neighborhoods ITP that have the same vibe.

If you live in one of the mentioned areas and you think there might be a possibility that there are homes available that match my list, then let me know what hoods it is!

If you live somewhere else that thinks needs mentioning, please let me know!

Thanks for all the input!!

[researchnerd]

Beating cqholt to this...have you looked at Kirkwood? Lots of beautiful older homes there, and has a similar vibe to Grant Park. Also, Oakhurst is in your budget, but that's technically Decatur and not Atlanta.

[cqholt]

Originally Posted by researchnerd

Beating cqholt to this...have you looked at Kirkwood? Lots of beautiful older homes there, and has a similar vibe to Grant Park. Also, Oakhurst is in your budget, but that's technically Decatur and not Atlanta.

Damn, you beat me! I also, live in Kirkwood. There are a number of older bungalow's fixed up with modern amenities to be found for a reasonable price. The area is well served by MARTA, is you want to commute downtown via rail or bus. Kirkwood Neighbors' Organization (KNO) :: Kirkwood Neighborhood, Atlanta, GA FYI, Oakhurst is more expensive and has higher property taxes, but is a very nice area with a great business district.

[brooklynbarker]

I'm ok with looking at both Kirkwood and Oakhurst, and areas of Decatur. As long as the commute is fairly easy, then I'll look at it. I won't discount any nieghborhood or area until I actually drive around and check it out.

Thanks for the quick input!

[cqholt]

As long as the commute is fairly easy, then I'll look at it.

Straight shot down Memorial Drive or DeKalb Ave. MARTA trains run every 6 minutes to downtown from Edgewood-Candler Park Station, or every 12 minutes from East Lake Station. MARTA - Metropolitan Atlanta Rapid Transit Authority

[red92s]

When you say "off street" parking do you mean a driveway is sufficient, or you want legitimate, private, parking space behind a fence or in a garage? Many of these older historic homes you are in the market for predate the widespread ownership of cars. As such, the number of them that allow driveway access behind the home or have garages is lower than you see with newer homes that were built with accommodating cars from the get-go. The alley system in Grant Park obviously helps out some here. Your interpretation of "off street" will have a big impact on how much inventory you will see.

Second observation that most 3/2's of that age (and price) are going to be under 1,500 square feet. They certainly exist, but more commonly you will see stuff in the 1,200-1,300 range. So certainly drawing the line at 1,500 will cut your options significantly.

Grant Park probably has the most "historic" homes. I don't know that I'd really consider a craftsman bungalow like you'll find in candler park or the highlands or Decatur "historic". They are great homes and I'd love to own one, but when I think of "historic" in this area I think of the Victorian stuff you see in Grant Park, Howard Street in Kirkwood, etc.

A 3/2 craftsman, with 1,500 sqf and a garage, under $350k, will last a couple of days on the market in Decatur/Oakhurst. Maybe through the first open house. This 1,500 sqf 3/2 with a short driveway (no garage) in Oakhurst was listed for $339k on Wednesday. It's already pending sale. So, they do exist, but not in great quantities, and they move fast.

That same house in Candler Park or the Highlands is probably in the upper $300 range. In Kirkwood, maybe high 200's or low 300's (?), and on the market a little longer. Cabbagetown has a lot of nice older homes, but the parking situation there is just a total nightmare. Narrow roads, tiny lots, one-way streets, etc. Finding a house with any off-street parking there is a blessing.

You are not shopping for something that is impossible to find (hope I can find my own next year!), but you are shopping in a very competitive market segment and price point. You'll need to be prepared to pull the trigger the first time you see a place if it meets all those requirements. A good broker can help a lot here, and get you a portal to preview homes before they hit the MLS so you've get some advance notice.

[kittyjo]

I would say your best bet is Kirkwood or Grant Park. The houses are cheaper, plus you will pay less tax in the city of Atlanta. Oakhurst/Decatur taxes are the highest in GA. Unless you want to use the school system it's not worth it.

[brooklynbarker]

As far as off street parking goes, we would need room for 4 cars....that has been one of our biggest issues in finding a house. Thanks again for all the input.

[cqholt]

Off street parking for 4 cars is gonna be tough in any historic neighborhood. On street parking is not bad.

[brooklynbarker]

We have come to realize that, that's why we would like off street parking for 2 of the cars and 2 cars could go on the street.