Relocating from DC to ATL - searching for homes (Atlanta: crime, townhouse)

[DCtoATL]

Thanks for all the suggestions!

I agree the City of Decatur sounds perfect. Unfortunately, we haven't found enough space that fits our desires and budget.

I spent a few hours last night driving through Inman Park, up N. Highland into the Poncey-Highlands area around Blue Ridge Ave, Freedom Pkwy, etc. A very convenient area, and some reasonably priced 3/2 homes. Some may need some updating, but we're willing to do the work and hope to stay in this next home for at least 5 years.

I loved the area around VA-HI as I continued north on Highland, as well as the area past it (Morningside?).

Another area that appealed to me in terms of location, style of homes, yards, etc. was along Johnson Road and Briarcliff Roads. I believe these roads are around the Fulton Co./DeKalb Co. line. Does anyone have any advice/preference on one county or another in that general area? I've heard DeKald taxes are MUCH less, but would I still pay Atlanta City taxes being along Briarcliff/Johnson Park area?

And unfortunately I didn't have a chance to get to Grant Park, East Atlanta, and Edgewood. I did drive through Candler Park and thought it seemed a little "edgier"?

[IntownHomes247]

If you're still in the city, stop by any Office Depot (or similar store) or most Target's or lots of gas stations and pick up the ADC street map of Metro Atlanta. It's the easiest way to see which streets are in incorporated areas and which are in unincorporated areas (they're shaded a different color).

Johnson Road is in City of Atlanta. Much of Briarcliff Road is in unincorporated DeKalb. But in most of the areas that you appear to love (Va-Hi, Morningside, Johnson Estates), you're HIGHLY unlikely to find a 3/2 that will suit your budget regardless of how many updates you're willing to do. Those are some of the most popular and priciest intown neighborhoods. Actually, I'd be surprised if you could find a nice 3/2 in Candler Park or Inman Park for $400k unless you happen on a foreclosure or short sale.

I'd be happy to search available listings for you and set up a gateway web site (that will update automatically as new properties meeting your criteria are listed). If you'd like my help, just send me a direct message (click on my screen name to do that).

In any event, best of luck in the search!

[LovinDecatur]

Originally Posted by DCtoATL

Thanks for all the suggestions!

I agree the City of Decatur sounds perfect. Unfortunately, we haven't found enough space that fits our desires and budget.

I spent a few hours last night driving through Inman Park, up N. Highland into the Poncey-Highlands area around Blue Ridge Ave, Freedom Pkwy, etc. A very convenient area, and some reasonably priced 3/2 homes. Some may need some updating, but we're willing to do the work and hope to stay in this next home for at least 5 years.

I loved the area around VA-HI as I continued north on Highland, as well as the area past it (Morningside?).

Another area that appealed to me in terms of location, style of homes, yards, etc. was along Johnson Road and Briarcliff Roads. I believe these roads are around the Fulton Co./DeKalb Co. line. Does anyone have any advice/preference on one county or another in that general area? I've heard DeKald taxes are MUCH less, but would I still pay Atlanta City taxes being along Briarcliff/Johnson Park area?

And unfortunately I didn't have a chance to get to Grant Park, East Atlanta, and Edgewood. I did drive through Candler Park and thought it seemed a little "edgier"?

You're talkin' real high cotton here (Morningside, Va-Hi, Lenox Park and Johnson Estates). Decatur is just a poor relation compared to them.

[DCtoATL]

Yes, I've seen that these areas are quite pricey! Coming from DC we have come to expect $450-500K just for 2-3BR townhomes and condos.

We are able to pay slightly more than our estimates, and realize NOTHING can be bought in the areas we like for less than $375K (even fixer-uppers). We have found a few homes we like (small, but nice lots and great locations) on Wessyington (sp?), Kay Lane, Briafcliff, Poplar Grover, Morningside, Lanier, etc. Most of these are $375-425, but need upgrades to bathrooms, kitchens, etc.

Since I haven't been through any of these homes, and they were all built in 1920's or 1950's, should I be concerned about anything? Friends have mentioned poor quality homes in some areas, termite damage, etc.

I also found a great house on Blue Ridge Avenue in Poncey Highlands that has an unfinished 2nd story renovation ($424K). Walking past it on Sunday it seemed like a great spot and size for the price.

Can anyone share experiences living in these areas? Safe to walk home at night? Cars ok if parked on streets?

I appreciate all the feedback! I may also take up the offer to help us in our search.

[LovinDecatur]

Originally Posted by DCtoATL

Yes, I've seen that these areas are quite pricey! Coming from DC we have come to expect $450-500K just for 2-3BR townhomes and condos.

We are able to pay slightly more than our estimates, and realize NOTHING can be bought in the areas we like for less than $375K (even fixer-uppers). We have found a few homes we like (small, but nice lots and great locations) on Wessyington (sp?), Kay Lane, Briafcliff, Poplar Grover, Morningside, Lanier, etc. Most of these are $375-425, but need upgrades to bathrooms, kitchens, etc.

Since I haven't been through any of these homes, and they were all built in 1920's or 1950's, should I be concerned about anything? Friends have mentioned poor quality homes in some areas, termite damage, etc.

I also found a great house on Blue Ridge Avenue in Poncey Highlands that has an unfinished 2nd story renovation ($424K). Walking past it on Sunday it seemed like a great spot and size for the price.

Can anyone share experiences living in these areas? Safe to walk home at night? Cars ok if parked on streets?

I appreciate all the feedback! I may also take up the offer to help us in our search.

I would generally be a little more concerned about (nuisance, not serious) crime and leaving my car on the street on Blue Ridge due to a bit more transient traffic from Ponce de Leon. Just don't leave anything out that is visible in the car.
The M'side streets that you mention are all quite good. If you can get in for your desired price, you will have done well.
Have you considered Loring Heights, on the north side of Atlantic Station? It would seem to fit your criteria, being right off of Peachtree Rd. and numerous shops and restaurants. Plus it is IMO a charming neighborhood. I would also consider Underwood Hills, a bit more 'transitional' than LH but definitely up and coming.

[Merin]

I am from DC so I understand what you mean. We ended up moving to the Grant Park area because we wanted a craftsman type of home. Are you sure you can't find anything in Va-Hi? Friends of mine bought a 3/2 move in ready for 400k. Also please take into account the taxes you will pay here. We put over 600 a month in escrow.

[sonjamcauliffe]

Hi,

We are living in Egdwood/candler park and are thinking about moving. We have a move in ready - totally renovated home with a beautiful backyard and a pool with waterfalls. The main house has 3/2 and the detached guesthouse/office has 1/1

Let me know if you want more info.

[DCtoATL]

We would certainly be interested in getting more information. My wife's sister and her husband bought a tear down and built a new 3/2 in Little 5 Points on Josephine, just off Moreland when they moved back to Atlanta from San Francisco. While we loved the house, we didn't always feel safe in the neighborhood at night. Also, some of the neighboring homes were pretty run-down, cars on blocks, etc.

LovinDecatur, I saw what you described in the area around Blue Ridge Ave. Being one block south of Ponce de Leon, and that Plaza Shopping Center, I could certainly see uninvited wanderers scaring my wife and future kids. It doesn't help that my wife is extremely paranoid and naieve! Would this "nuisance" you speak of be any worse than the areas around Moreland/DeKalb ave down near Candler Park/Little 5 Pts?

Speaking of taxes, I have heard from family/friends that Fulton Co. taxes are worse than DeKalb, but that you also get hit with Atlanta City taxes. On a house assessed for $400,000, is $600/month (or $7,200/yr) accurate? My in-laws pay about $12,000/year on a $1.5M Buckhead home (6BR/6BA on a 1.5 acre lot). I had thought County and City combined in our price range would be more like $4,500-5,000/yr (or $400/month).

Thanks again for all the feedback! This has been a great help. My wife will be in town for a friends shower and has talked to her sister about going to see some homes in the areas discussed.

Feel free to add recommendations. We're both very excited to make this transition!

[LovinDecatur]

Originally Posted by DCtoATL

We would certainly be interested in getting more information. My wife's sister and her husband bought a tear down and built a new 3/2 in Little 5 Points on Josephine, just off Moreland when they moved back to Atlanta from San Francisco. While we loved the house, we didn't always feel safe in the neighborhood at night. Also, some of the neighboring homes were pretty run-down, cars on blocks, etc.

LovinDecatur, I saw what you described in the area around Blue Ridge Ave. Being one block south of Ponce de Leon, and that Plaza Shopping Center, I could certainly see uninvited wanderers scaring my wife and future kids. It doesn't help that my wife is extremely paranoid and naieve! Would this "nuisance" you speak of be any worse than the areas around Moreland/DeKalb ave down near Candler Park/Little 5 Pts?

Speaking of taxes, I have heard from family/friends that Fulton Co. taxes are worse than DeKalb, but that you also get hit with Atlanta City taxes. On a house assessed for $400,000, is $600/month (or $7,200/yr) accurate? My in-laws pay about $12,000/year on a $1.5M Buckhead home (6BR/6BA on a 1.5 acre lot). I had thought County and City combined in our price range would be more like $4,500-5,000/yr (or $400/month).

Thanks again for all the feedback! This has been a great help. My wife will be in town for a friends shower and has talked to her sister about going to see some homes in the areas discussed.

Feel free to add recommendations. We're both very excited to make this transition!

As far as taxes, I'd say that's a fair assessment. My sister (before she ran screaming for the hills of NC) was paying $12K annually on a house she sold in North Buckhead for $690K. My house in the city of Decatur is also a dual tax situation (Decatur/DeKalb). Assessed at about $340K, I pay about $600 annually to DeKalb and just over $5400 to Decatur (in fairness, the lion's share of Decatur's go to schools, which are really good here).
Here's the particular issue with Ponce de Leon. The stretch of PDL between Piedmont and Briarcliff and it's immediate environs are dotted with subsidized housing (including a rather large halfway house facility); it's a situation that is not shared by the L5P area. It can give the Avenue a decidedly sketchy feel. My guess is that none of this means a particular threat to residents, but if you drive this route I think you'll see what I mean.

[masonbarge]

Originally Posted by DCtoATL

Yes, I've seen that these areas are quite pricey! Coming from DC we have come to expect $450-500K just for 2-3BR townhomes and condos.

We are able to pay slightly more than our estimates, and realize NOTHING can be bought in the areas we like for less than $375K (even fixer-uppers). We have found a few homes we like (small, but nice lots and great locations) on Wessyington (sp?), Kay Lane, Briafcliff, Poplar Grover, Morningside, Lanier, etc. Most of these are $375-425, but need upgrades to bathrooms, kitchens, etc.

Since I haven't been through any of these homes, and they were all built in 1920's or 1950's, should I be concerned about anything? Friends have mentioned poor quality homes in some areas, termite damage, etc.

I also found a great house on Blue Ridge Avenue in Poncey Highlands that has an unfinished 2nd story renovation ($424K). Walking past it on Sunday it seemed like a great spot and size for the price.

Can anyone share experiences living in these areas? Safe to walk home at night? Cars ok if parked on streets?

I appreciate all the feedback! I may also take up the offer to help us in our search.

Poncy Highlands is traditionally a rather high crime, low-rent district. The areas around it have been undergoing extreme gentrification, and I would guess it would be a good bet for nice appreciation when we get back into an economic up-cycle.

Which is what i would be concerned about, if I were you. I doubt you're going to want to put your children in public schools in most of the areas you mentioned in previous posts -- i.e., truly intown neighborhoods -- so you will likely want to move in 8 years. I could be wrong, this is just an issue you will have to address as a personal matter when the time comes. But I have found attitudes can change a lot when it comes time to put your child in school.

An intown 3/2 in a good elementary school district is going to run you $500-$600K right now. If you have less when the time comes, you'll have to go with a less intown location (such as Decatur or Cobb, depending on a number of factors such as lifestyle and job location) or else face a number of trade-offs.

But my point is, in your situation, I'd be most concerned about future value. Ten or 15 years ago, you "should have" bought in Midtown or Va. Highlands. If I were you, I'd risk Poncy Highlands right now, hoping for a bump in prices relative to other neighborhoods, rather than buying less house in a more established neighborhood like Johnson Road area. Remember the old adage, "buy in the path of progress and wait". Poncey is well-situated for future appreciation, IMHO.

The other opinion I wanted to voice is the difference in quality between 1920's and 1950's. These are not periods you want to lump in together as "old".

The original craftsman-style houses built in the 20's and 30's are often very desirable in terms of both style and construction quality, whereas the ranch or modern-cape styles of the 1950's (or even worse, the "modern" houses from the 70's and 80's, which are currently the #1 choice for teardown in many neighborhoods) are less desirable. Compare Ansley Park to Sherwood Forest.

Time and money put into restoration of an old craftsman-style house is a lot more likely to be money well-spent, i.e. recoverable or even leveraged for profit, than money put into a newer "old" house. (Victorian houses are another issue altogether, as they are not generally as liveable or comfortable, but have great charm value. You also see transitional styles with the larger rooms and superior layout of the craftsman era but with a bit of Victorian styling.)

And finally, if you buy an old house, don't sand the pine floors!

I hope this will help you out a bit. This isn't intended as a statement about the relative merits of elementary schools -- something that involves a lot of personal choice and also something that will likely change before you have a six-year-old -- but more advice to think about your situation in ten years rather than right now.