Newbie question - Bad neighborhoods? (Atlanta, Marietta: apartment complexes, houses, university)

[nrgpill]

Originally Posted by LLD

Interesting thread. Having lived in some big metro areas (Houston and DC), it's typical to have nice neighborhoods next to not so nice neighborhoods. I've lived in the suburbs too and out in the country. And there has always been some kind of crime. In fact I'd say in the DC metro area, seems there is some real crime in the suburbs.

I'm curious about some of the areas listed here. A friend of mine says that Vinings is just a fancy name real estate agents are using but that the area is still not the great to live.

Do people have any comments on these in town areas: Candler Park, Kirkwood, Druid Hills, North Decatur?

There isn't a hard border drawn for Vinings but the most desirable area is inside 285, between the highway and the Chatahoochee river in Cobb county. Outside of that, I would think that it is more of a marketing ploy drawn up by certain developers.

Candler Park is charming and it definitely has the old town grit to it. Most of the areas have been gentrified and the prices there have been going up at a fast rate. Kirkwood is more or less the same and it is the next area to see a big infusion of developments, but you may still see some rough patches.

As for Druid Hills and nicer parts of Decatur, well, they are some of the most popular intown areas and the prices there certainly reflect the level of desirability.

[DoveDiva]

Have to comment on Douglas County.

Not so nice areas: Anneewakee subdivision, north douglas near the train tracks near downtown (once you pass the middle school on 92 it gets much nicer), portions of Lithia Springs....hmm...that's all I can think of immediately.

It's funny--according to some an area is not so nice if the homes aren't expensive. I live in a neighborhood where the most expensive home in the S/D is maybe 150K and frankly, it's quiet in my S/D. A couple renters, but you wouldn't know it if you just drove by.

[nrgpill]

Originally Posted by DoveDiva

Have to comment on Douglas County.

Not so nice areas: Anneewakee subdivision, north douglas near the train tracks near downtown (once you pass the middle school on 92 it gets much nicer), portions of Lithia Springs....hmm...that's all I can think of immediately.

It's funny--according to some an area is not so nice if the homes aren't expensive. I live in a neighborhood where the most expensive home in the S/D is maybe 150K and frankly, it's quiet in my S/D. A couple renters, but you wouldn't know it if you just drove by.

What is being considered here, the term "nice", is all relative. Why is an area considered "nice"? The schools? High income demographics? The view? Low crime rate? When you factor in variables and the overall demand to live in a certain area exceeds available housing inventory, you are going to see a market adjustment in price.

So, while I may completely agree with you that your subdivision is "nice", the market might reflect it differently based on economics and the price in that area can stay depressed. In that case, you have found yourself a great deal and it is entirely possible that the demand may catch up to the available inventory in the near future.

All I am saying is that the price is determined by what the market deems as being "nice", not the opposite.

[kturnerga]

Hello
As for nice neighborhoods I think it is a matter of how much crime there is. Low rents do translate into trouble in ATL but going outwards this is less so.

Got back from Cumberland Mall. It has gone downhill even from 5 yr ago. Going at night is getting not entirely advisable. Demographics are changing in Smyrna. I am seeing check cashing places and second-tenant restaurants on Cumberland.

I advise staying away from Lithonia (even the fancy schmansy mall where there are the pipes being laid), Conyers, parts of Gwinnett except maybe Tucker, and away from Gwinnett Place Mall and Clayton. Avoid living in Fulton (parts of; is dicey) and be careful while there esp. at night. The same goes for Dekalb County (except certain pockets). Google around for a map of check cashing places, wing places, used-car lots, and payday lenders. Those are places to avoid. And I am being factual not bigoted. Get a map of metro ATL showing all from Cumming to Jackson. Put push pins of unsafe areas or mark them with a red X.

I really wish our state would do a better job of fostering work here/live here communities and stop the status quo of "work here but drive 1-2 hr to sleep" or "work here by day, dodge bullets here by night". And what about Sonny's efforts to fix our traffic? It seems to take so darned long but much of that is the "can't build Rome in a day" syndrome.

Henry County and Morgan County seem to be good ideas if you can luck up on a low commute time. I shoulda stayed around there and enjoyed the light traffic on my "road trip".

[Figment 07]

Got back from Cumberland Mall. It has gone downhill even from 5 yr ago. Going at night is getting not entirely advisable.

I'm confused. What's going on there to make you say it has gone downhill?

I had quite the opposite impression. I drove by a couple of weeks ago and saw some serious investment in big-name chain restaurants like a brand new Maggiano's Little Italy, a Stoney River Steakhouse, a Cheesecake Factory, etc. They count on nighttime crowds.

And what about Cobb's new performing arts center -- new home for the Atlanta Opera? It's just across the way.

[atlantagreg30127]

Originally Posted by Figment 07

I'm confused. What's going on there to make you say it has gone downhill?

I had quite the opposite impression. I drove by a couple of weeks ago and saw some serious investment in big-name chain restaurants like a brand new Maggiano's Little Italy, a Stoney River Steakhouse, a Cheesecake Factory, etc. They count on nighttime crowds.

And what about Cobb's new performing arts center -- new home for the Atlanta Opera? It's just across the way.

________________

That was my impression. For the last number of years, Cumberland Mall has long since been called "ghettoized" as it took a rapid downhill slide and crime went up sharply (car break-ins, theft in stores, etc). They then invested many millions into remodeling the mall, adding security, etc. The mall addition (sit down restaurants) has only just recently opened as well.

Costco built a store a stone's throw from the mall - Costco does *not* open in what they consider "bad" neighborhoods. And as you mentioned, a performing arts center is under construction as well.

That whole area is under a strong revamping, but personally I still avoid it when possible simply due to the traffic congestion.

[dspot]

Every area can be good or bad at any particular time. Shootings in Buckhead etc... I live inside the perimeter off of James Jackson Parkway in a VERY nice new development of 300 - 500 thousand dollar homes. All of the ghetto housing is going up for sale in the surrounding area now and the seedy areas are slowly being converted and I expect this area to be the one of the next "places to be". Now I drive about 4 miles to get to the ghetto. When I lived in midtown, I only had too drive 2 - it is 6 to one half dozen to the other. Vinings, is an area that in total is about 1 mile, if that, full of restaurants and shops. However, drive from 75 west on 285 and check out each exit ... inside the perimeter is nicer for the most part but that clearly divided line is no longer so clearly divided. From Cumberland mall to the west each exit is undergoing a very big boom in building of nice housing, restaurants, and shopping... If you have ever been in Buckhead or Alpharetta during the weekend or rush hour, Cumberland Boulevard is cake compared to those areas. I go there to get away from traffic. The place to live changes every year, if that... Buckhead, then Roswell, then Vinings... see the trend toward west? It is happening. No one still really wants to live outside of the perimeter because of the commute etc. The one benefit of living out there is a lower tax rate. With the big raise the police just got... they should spend a lot more of their time cracking down on the areas they are scared to go into now... THAT is the reason crime is bad in those areas because they have been neglected... and swept under the rug. Ignoring the problems on Hollywood and Bankhead Highway is not the solution to the problems there. It is to get in, clean up the crime, and build communities that people are proud to call home and hence they will take care of them.

[georgiagirle]

Originally Posted by Tdiddy0027

pretty much all the bad sections of Atlanta are becoming good sections due to gentrification. College Park has been known as a bad ghetto section of town for a long time, but that is changing. I drove through their downtown a few days ago and I was amazed at the amound of upscale, gourmet restaurants lining the streets. I also saw a lot of new developments coming up. Everywhere inside the perimeter I-285 will eventually become very desirable. However, in 10 years you might want to steer clear of northern Clayton County, South Dekalb County, South Cobb around Six flags, parts of Norcross in Gwinnett, and areas of Roswell road in Sandy Springs. Those seem to be going downhill, but I could be wrong.

"Those seem to be going downhill, but I could be wrong."
You are.

[MMANN]

Originally Posted by Tdiddy0027

pretty much all the bad sections of Atlanta are becoming good sections due to gentrification. College Park has been known as a bad ghetto section of town for a long time, but that is changing. I drove through their downtown a few days ago and I was amazed at the amound of upscale, gourmet restaurants lining the streets. I also saw a lot of new developments coming up. Everywhere inside the perimeter I-285 will eventually become very desirable. However, in 10 years you might want to steer clear of northern Clayton County, South Dekalb County, South Cobb around Six flags, parts of Norcross in Gwinnett, and areas of Roswell road in Sandy Springs. Those seem to be going downhill, but I could be wrong.

This is very wrong. Although some parts of Atlanta are gentrifying (maninly the east side), those areas areas are still rough. All the rest may be showing small signs of gentrification, but not enought o be considered a safe naighborhood. A good rule would be to not venture below I-20. Also, stay away from the western side beyond northside drive. College Park is still ghetto and very dangerous. Sandy Springs in the areas surrounding Roswell Road are very safe and affluent,its just those seedy apartments that line roswell road. Mayor Galambos is planning on getting the dicey apartments razed, so it is definately going to be better. Downtown Atlanta can be sketchy too.

Also, a rule fo thumb for the suburbs, its mostly dangerous in areas with a lot of apartment homes. Since the suburbs are all car dependednt, you wont encounter much crime becuas people cant walk from these apartments to your house. Its not like intown, where it is easier to walk. Suburbs that didnt allow a lot of apartments to be built generally have fared better, except Gwinnett, where hispanic gangs have moved in and ruined the county (not just aprartments, but single family home nieghborhoods as well) with the only exceptions being hamilton mill, sugarloaf, and peachtree corners.

[LovinDecatur]

Originally Posted by Original_GA_Peach

Just be sure your husband is away from Marietta St. before dark! Also stay out of Atlanta, Clayton Co., Fulton Co. (a few exceptions in the far north part of the county), Clayton Co., Dekalb Co., Clayton Co., the southern part of Cobb Co., much of Douglas Co.,...did I mention Clayton Co.?...anytime after dark. You should do just fine!

Is this some kind of joke?