Alpharetta vs Cumming vs Suwanee vs Johns Creek (Forsyth, Blue Ridge: real estate, house)

[Tarzanman]

The market has slowed a lot in just two weeks? Maybe because Thanksgiving is approaching? Rents are still high :-) I only know this because I just found out last week that i'll have to move in the next 2 months. Most likely to Alpharetta, Cumming, Suwanee, Johns Creek area

[atlguy44]

The area just outside of Suwanee, Lawrenceville unincorporated is very convenient to the Mall of Georgia, and a host of other shops and restaurants. Also minutes from I85.

[DreamOn08]

I'm going to piggyback and resurrect this thread without starting a new one.

If i'm looking to purchase a $450,000 home in the afore-mentioned area: Alpharetta, Cumming, Suwanee, Johns Creek

What's the estimate of annual property taxes that I would be looking to pay?

Are there any finance jobs around these areas or within 30mins commute away? e.g. of companies would be helpful.

thank you

[markjames68]

Originally Posted by DreamOn08

I'm going to piggyback and resurrect this thread without starting a new one.

If i'm looking to purchase a $450,000 home in the afore-mentioned area: Alpharetta, Cumming, Suwanee, Johns Creek

What's the estimate of annual property taxes that I would be looking to pay?

Are there any finance jobs around these areas or within 30mins commute away? e.g. of companies would be helpful.

thank you

For the first question, probably in the range of $4-5K.

As to the second question you’re talking Alpharetta to Atlanta. Of course there will be Finance jobs. Companies will depend on what you’re looking for.

[JMatl]

This area is also in the middle of the emerging Fintech industry, there are a lot of jobs.

[nerdgeo]

Originally Posted by ATLTJL

These are my opinions only:

Alpharetta - The most urban of the areas you mentioned, Alpharetta has a ton of commercial shopping areas and multi-family developments, which also make it quite diverse. You have nice, expensive homes, but also a lot of people who can only afford to rent live there (when I say diversity, I'm talking about income diversity, but it also has racial diversity). The biggest plus for Alpharetta is much of it is close to a direct artery into town on GA 400, which is also an artery to North Georgia, which is great on weekends. Alpharetta has been a good area for a long time with little signs of slowing down. Also home to a lot of tech companies.

Cumming - As little as 10 years ago, and definitely 20, Cumming was quite rural. It's growing fast. I would say that even though it has some big houses and plenty of wealth, it's still lacking some of the sophistication of Alpharetta. There are no REALLY great places to eat, but some more than decent neighborhood places. I feel like Cumming is just a LITTLE TOO FAR out if you ever do go to Atlanta, and really far if you commute. I kind of consider Alpharetta the end of the suburbs and Cumming the beginning of the exurbs. It also feels a bit more whitewashed than Alpharetta with not as much diversity and more conservative people.

Suwanee - You know how sugar is good, but things that are too sugary hurt your teeth and give you a stomach ache? I like Suwanee, but I feel that it is SO family friendly that is just sickening. The entire place looks like it was conceived, designed, and built only for people who have families. Being single in Suwanee would be a special kind of torture, but it's also a paradise for people who want everything to be family-centric. Lots of good outdoor amenities, Suwanee Greenway, good Chattahoochee River access, and all the skyzones and laser tag joints you'd ever want. The most "small southern town" feeling of all the places you mentioned. Large and growing Asian population.

Johns Creek - I'd call this Alpharetta's younger residential brother. There's plenty of grocery and strip malls around, but it doesn't have the massive retail of Alpharetta. Planned, cul-de-sac subdivisions lined up one after the other, but most things in Johns Creek were built with quality and class, so these homes are holding onto their values well. This is also home to the best public schools in the state, Northview and Johns Creek high schools. Johns Creek is also filled with some of the most famous golf courses around. It's a sophisticated area with good restaurants and quality retail without mega shopping malls. It's not as far away from the city as Cumming as the crow flies, but it lacks a major artery into town. 141 is ok off hours, but if you try to use it during commuter hours, you'll definitely get hung up around 285.

The other thing to consider is which side of the river you want to be on. Everything you mentioned except Suwanee is on the west side. The reason this is important is because there are only a handful of bridges that go over the river and during commuter hours they are all very crowded. You really don't want to be trying to cross it during these times (especially not going west to east in the morning and the other way in the afternoon!)

Those are the differences in my opinion. But I also think you happened to ask about four of the best areas in the entire metro, so they are all pretty great! And even though they are each unique, they are more similar to each other than they are different.

If I had to buy a home in any of them, I would select Johns Creek. You might see more appreciation in Cumming, but Johns Creek is the place I feel is most rock solid in terms of being most resistant to losing value. That's mostly because its schools will likely always be in very high demand. It's also building out quickly and soon there simply won't be any more land capable of being developed in Johns Creek. Also, there just aren't many multi-family developments there, so you don't have to worry about the population shifting suddenly. But that's only all other things being equal...if one of the other areas speaks to you more, buy in it.

Cumming (and South Forsyth County in general) has a very large Asian (mostly Asian Indian) population. In fact, there are some schools that are plurality or majority Asian.
https://www.ajc.com/news/local/surge...SJvy0dU37m1AJ/

[NorthAtlanta]

I would pick Alpharetta first followed by Johns Creek, Cumming and Suwanee
If you can afford it look at Milton too.

[markjames68]

Originally Posted by NorthAtlanta

I would pick Alpharetta first followed by Johns Creek, Cumming and Suwanee
If you can afford it look at Milton too.

Unfortunately $450K won’t get you too much in Milton anymore.

[Born 2 Roll]

Originally Posted by markjames68

Unfortunately $450K won’t get you too much in Milton anymore.

I found fewer than 5 condos available at that price range in that area on the MLS (some as low as under $300k), but that seems to be about it.

[bellhead]

Originally Posted by markjames68

Unfortunately $450K won’t get you too much in Milton anymore.

$450k is about the floor for a single family home south of Lanier anymore. Lower than $450k & the house usually needs a major face lift or is under 2k square feet.

Market is on fire in South Forsyth, we had a house in my neighbor go on the market about a month ago & had 38 showings plus 6 offers on the first day.