Tributary Georgia - Douglasville

[crux]

Originally Posted by martarider

This is "close in"?

Douglasville, GA to atlanta, ga - Google Maps

A 21 mile commute to work is nothing. Mine is 54 miles. Anyone wanna buy my house?

I looked that place over too, and it's going through some large changes. Lots of construction, but little shopping immediately nearby. Their planned shopping center could be risky with just ma'-pa' stores. The mall was only 10-15 minutes away...not too bad and it looked more diverse than shopping at Morrow...kinda like shopping up in gwinnett. The schools are one of the biggest brakes for me to buy into that community. The second would be the six flags area.

And did you see the long outlook plan for that place? Some 3-4k homes. Talk about traffic on that little 2 lane road coming into there off of six flags exit.

[scgraham]

Originally Posted by ggilbert899

Hi Everyone,

My finance and I just got relocated to the Atlanta area for work. We have been looking around at condos, homes, and townhouses in the following areas: Alpharetta, Roswell, Johns Creek, and Douglasville. We visited Tributary last weekend and really liked a lot of the homes they have available. We noticed that the prices there are higher than Alpharetta, Roswell, an Johns Creek. I have some questions for those who know about Tributary as we are considering making an offer on of the homes that are available:

1. Are the homes currently over-priced ? Do you think making an offer for 10% less than the asking and having the seller pay for the closing and pre-pays be fair ?

2. Is Douglasville a growing area ? My finance and I really liked Tributary, however when you leave the community it appears that there is nothing around. We could note find any close Grocery Stores, Pharmacies, Shops, etc ?

3. How are the schools in Douglasville compare to Alpharetta, Roswell, and Johns Creek ?

Any help will be greatly appreciated. Thanks :-)

The closer you are to Atlanta, the more you are paying merely for location. Johns Creek & Alpharetta are more about the schools.

If you are making an offer a new home, see if the builder is in financial trouble -- as it will jeopardize your warranty. There are ways to over compensate for this.

[mceis]

Tributary's actually not very far. The big issues are that many of the builders in the development are in big trouble, Douglas County hit the skids the first quarter of this year (sales and pricing have plummeted), and areas south of I-20 are going to take a long time to recover because of the greater presence of sub-prime buyers. Be very careful.

[ugadawn]

I moved to Tributary in April and we LOVE it! The people are awesome as there is an ecletic mix! We have made so many great friends already. Friends that we do brunches with at each others house, friends that get together to watch football, Grey's Anatomy...whatever. There are so many activities in the neighborhood alllll the time. For example this weekend they are showing a movie in the park and there is a "Game Day" that include food, beer, games, stuff for kids, and a band Saturday evening in the park. I cant say enough great things. We got a really good deal on our home. We chose a David Weekly. I think with the market builders are willing to negotiate a bit more. As far as the schools...I am public school teacher and quite frankly...all schools have their problems no matter where you are. If you have a good kid he/she should be okay no matter where the school may be. Good luck in your search. We would love to have you in Tributary.

[nyrepresentativ]

You may want to base your decision on where you work and what will be you normal commute. My wife and I thought that commuting from Douglasville wouldn't be that bad however we were extremely wrong!! I mean to the 10th degree!! I suggest doing a dry run from your favorite locations to your job location at 7:30/8:00 on a monday. This will give you an idea of what you will be dealing with on a weekly basis.
Also, based on what my co-workers and neighbors tell me, the schools in Paulding county are better than the ones in Douglas.
Price wise, just make an offer. 10% should be perfect if you're confident with your negotiating.

[bighebrewbear]

10% lol, I have a friend who is in contract for one of the street of dreams homes that is 43% below list price. Cash is king right now, really buyers at all are king. Come up with a number you would never dream the builder would accept and offer it. 10:1 they will take it. When you pay $299 for a house listed at $499 you will make money in 10 years.

We were in town over the weekend and he took us to see it. Very desperate housewives type community. Cute and the commute to midtown is nothing for Atlanta. No clue on schools. By Q3 09 when much of the retail buildout is complete it will be a "HOT" community.