During what years were homes in Grant Park selling for about $275k? (Atlanta: real estate, 2013)

[equinox63]

During what years were homes in Grant Park selling for between $250k and $300K? A standard 1500sf, 3 bedroom, 2 bathroom bungalow, for example.

In other words, does anyone know during what years $300K was the top of the market in Grant Park? And if so, what was the neighborhood like at the time?

[brown_dog_us]

I'd say 10-15 years ago it wasn't uncommon to see bungalows under $300k in Grant Park. It was a cool gentrifying area IIRC. A little rough around the edges but not dangerous.

[wasel]

Go to zillow, enter an address and scroll down to where you see a drop down for "price history." It will show you all the times the property was listed/sold in recent years and the price. A friend of mine sold about 6 years ago for $3XX's.

[CCATL]

I bought a 3 bed/2bath 1700sqft bungalow house with no renovation required in 2011 for $200,000. I think at the time, $200-250,000 was pretty common, so it wasn't until maybe 2012/2013 that the prices for that size home were rising above $300,000 again. It's crazy that now the minimum for even a small plot of land is $250,000!

The neighborhood at that time was still pretty great - I think it definitely had more houses that were abandoned or needed renovation, but I wouldn't say it looked bad in the area. I wouldn't say it was any less safe than it is now (or at least it didn't feel that way), but there were definitely some streets, especially south of Atlanta Ave and closer to Hill St, that were rougher looking. All of that feels like ancient history now though.

[Pemgin]

Late 2013 seems about the last time you could get a nice 3/2 in Grant Park w/o renovations needed for sub $300k. At the time the neighborhood was still just about as nice as now. More amenities are there now, of course.

[brown_dog_us]

It has a lot to do with the size and how much remodeling had been done. You can still by a fixer in the 3's for example.

[equinox63]

Thanks for the replies, I ask because people often compare the West End of today to the early 2000's Grant Park.

Although I think both neighborhoods are great, looking back, do you all think that 2013 Grant Park is on par with 2018 West End in terms of value, desirability, or potential, etc?

[CCATL]

Originally Posted by equinox63

Thanks for the replies, I ask because people often compare the West End of today to the early 2000's Grant Park.

Although I think both neighborhoods are great, looking back, do you all think that 2013 Grant Park is on par with 2018 West End in terms of value, desirability, or potential, etc?

The thing Grant Park had going for it then that I don't think West End does right now is the schools. Parkside has been viewed as a good elementary school for a while now, and even though the scores online look low, parents have rallied to send their kids there. ANCS has also attracted people to the neighborhood. I think West End needs a similar rallying around the public schools to get people more comfortable sending their kids there if the housing prices are going to continue going up, or even be sustainable where they are now if any kind of economic downturn happens.

Being south of I-20, I'd also say that up until the last few years, Grant Park was an "isolated" nice area, since Cabbagetown and Reynolstown really weren't what they are today just 5 years ago. But unlike Grant Park, I think the West End is what is going to lead development in the area. Development on the eastside has moved out from Old Fourth Ward/Inman Park, so Grant Park was able to rise in value as those areas exploded and people began searching for areas more affordable but close by. West End is pretty isolated in comparison, but is seeing the growth and prices that will start pushing people to areas surrounding it. So right now, I think the West End is the top of the market for the west side, compared to the east side where Inman Park and Old Fourth Ward are.

[cqholt]

Originally Posted by equinox63

Thanks for the replies, I ask because people often compare the West End of today to the early 2000's Grant Park.

Although I think both neighborhoods are great, looking back, do you all think that 2013 Grant Park is on par with 2018 West End in terms of value, desirability, or potential, etc?

No.

[jeoff]

Originally Posted by equinox63

Thanks for the replies, I ask because people often compare the West End of today to the early 2000's Grant Park.

Although I think both neighborhoods are great, looking back, do you all think that 2013 Grant Park is on par with 2018 West End in terms of value, desirability, or potential, etc?

I think that whatever happens, or is happening, on West End or the west side of town is new as far as gentrification/revitalization in Atlanta goes—which has always been heavenly influenced by race. Generally speaking, gentrification/revitalization initially occurred in areas that never fully experienced white flight, and then later in neighborhoods that are adjacent areas that became gentrified. Parts of Grant Park have never experienced full white-flight, and its prices never bottomed out the way much of the west side of the city did. Also, I think that West End experienced a lot of real estate fraud leading up to the Great Recession—I don’t think that is happening now, but if a recession hits it is probably more vulnerable than recently gentrifying east-side neighborhoods. That’s not saying that the West End won’t see its prices to continue to climb, but it will do it under conditions very different than what the east side neighborhoods experienced.