Relocating from DC to ATL - searching for homes

[DCtoATL]

Mason,

That was a VERY helpful (and lengthy) post! We couldn't agree more about buying in an area that will experience long-term appreciation. Having learned all about re-sale values when selling our Arlington, VA townhouse, we fully expect to buy in an in-town neighborhood and spend the next 6-10 years (or more) in that home.

Schools will certainly become a factor 7-8 years from now (if I can hold the wife off a little longer), but we've heard from family and friends that for at least Elementary, Morningside and Mary Lin are pretty respectable. Of course that could change once we're considering our own children, but time will tell.

My one fear is taking present-day affordability into account (low 400's) and "settling" for something smaller or with fewer beds/baths to get into a "trendy" n'hood like VA-HI, Inman Park, Morningside, etc.

That's one thing that makes places like Candler Park, Poncy-Highlands, etc. attractive. Just a 1/2 mile away from the "it scene", same school district, and not much difference in commutes.

Would you agree?

[masonbarge]

Yeah, that's exactly how I would play it. Va. Highland has just had a huge run-up in prices, as has Midtown (these were both extremely depressed areas 30 years ago that have gradually cleaned up). Those ships have sailed.

Poncy is a pocket right in the middle of all the gentrification. The risk factor is Ponce de Leon Ave. itself but, assuming we get another boom in the next decade, it's a real good shot at cleaning up significantly.

Candler Park has been trying for decades to get gentrified. The problem is that it is a bit far to the east and south; however, it's north of Dekalb Avenue, which is where you want to be. Also, Candler Park could finally get a big boost if the upwardly-moving area of Decatur spreads west instead of south. The area just to the south, between Dekalb Ave and Memorial Drive, has some chance at improvement. It is conceivable that Cabbagetown and Reynoldsville could improve a lot, but not all that likely. Poncy also has the benefit that the original houses were higher end, while Cabbagetown, Reynoldsville and the Old Fourth Ward (west towards downtown) were lower income housing. (Heck, at one time Inman Park was the silk stocking district of the city -- there are some fabulous old houses there.)

The really important thing is to stay north of Memorial Drive -- there is virtually no chance that it will turn into a "nice" neighborhood in the next few decades.

These are also fun places to live, if a bit tough still. Poncy is not really differentiated from Little Five Points except by name. It's really a cool part of town if you can put up with the occasional wino and a bit of petty crime.

I don't know anything about Morningside Elementary -- it looks nice

[DCtoATL]

So we've narrowed our search and come up with several homes to look at. My wife was driving through neighborhoods last weekend while I was stuck on the west coast. She loved certain areas, and disliked others. Ultimately, we know we're going to have to settle for a 2/2 in a great area like VA-HI or Morningside, or get a smaller 3/2 and possible fixer upper in the Poncey Highland, Candler Park area.

One area I would like to learn more about is Decatur. I've heard from many on these boards that staying North of Memorial Drive is crucial. How do people like the Oakhurst neighborhood? We've found several great homes along 3rd and 4th avenue, and some others just down the road near Pharr?

We also have found some homes along Decatur Road and East Ponce Ave that are just north of the Downtown City of Decatur area. I've heard schools are great, but how about for young couples pre-children?

Crime? Commute to Midtown or Lenox? Parks? Walking to grocery, dinner, drinks?

Thanks again!

[LovinDecatur]

Originally Posted by DCtoATL

So we've narrowed our search and come up with several homes to look at. My wife was driving through neighborhoods last weekend while I was stuck on the west coast. She loved certain areas, and disliked others. Ultimately, we know we're going to have to settle for a 2/2 in a great area like VA-HI or Morningside, or get a smaller 3/2 and possible fixer upper in the Poncey Highland, Candler Park area.

One area I would like to learn more about is Decatur. I've heard from many on these boards that staying North of Memorial Drive is crucial. How do people like the Oakhurst neighborhood? We've found several great homes along 3rd and 4th avenue, and some others just down the road near Pharr?

We also have found some homes along Decatur Road and East Ponce Ave that are just north of the Downtown City of Decatur area. I've heard schools are great, but how about for young couples pre-children?

Crime? Commute to Midtown or Lenox? Parks? Walking to grocery, dinner, drinks?

Thanks again!

From my house in downtown Decatur, I can usually count on an AM commute of 20 minutes to Midtown; lately, various road projects have prolonged that commute a bit. Since Oakhurst is on the south side of Decatur, you would probably add a few minutes to that estimate.
Crime is not a problem.
Where I live is a 5 minute walk to just about anything I need.
There are plenty of young couples w/o children here.

[DeaconJ]

Originally Posted by masonbarge

Yeah, that's exactly how I would play it. Va. Highland has just had a huge run-up in prices, as has Midtown (these were both extremely depressed areas 30 years ago that have gradually cleaned up). Those ships have sailed.

Poncy is a pocket right in the middle of all the gentrification. The risk factor is Ponce de Leon Ave. itself but, assuming we get another boom in the next decade, it's a real good shot at cleaning up significantly.

Candler Park has been trying for decades to get gentrified. The problem is that it is a bit far to the east and south; however, it's north of Dekalb Avenue, which is where you want to be. Also, Candler Park could finally get a big boost if the upwardly-moving area of Decatur spreads west instead of south. The area just to the south, between Dekalb Ave and Memorial Drive, has some chance at improvement. It is conceivable that Cabbagetown and Reynoldsville could improve a lot, but not all that likely. Poncy also has the benefit that the original houses were higher end, while Cabbagetown, Reynoldsville and the Old Fourth Ward (west towards downtown) were lower income housing. (Heck, at one time Inman Park was the silk stocking district of the city -- there are some fabulous old houses there.)

The really important thing is to stay north of Memorial Drive -- there is virtually no chance that it will turn into a "nice" neighborhood in the next few decades.

These are also fun places to live, if a bit tough still. Poncy is not really differentiated from Little Five Points except by name. It's really a cool part of town if you can put up with the occasional wino and a bit of petty crime.

I don't know anything about Morningside Elementary -- it looks nice

I have to disagree with you on a couple of points...

1. Neither Midtown nor Virginia-Highland were "extremely depressed" 30 years ago. Midtown declined a bit in the 1960s, but property values in the residential section remained stable and the commercial district began to rebound with the construction of Colony Square in 1969 (40 years ago).

As for Virginia-Highland...a quote from Virginia-Highland - Wikipedia, the free encyclopedia: "Unlike other neighborhoods such as Inman Park or Grant Park, this neighborhood never really faltered during Atlanta's intown downturn in the 1960s." Both of these neighborhoods weathered the rise of the suburbs very well.

2. Ponce has already cleaned up significantly. The intersection with Monroe/Boulevard is a little scary to some people, but it's really much better than in the past. Ponce saw a lot of new development in the 90s and has been a popular commercial/residential district for a few years, as confirmed by this article from 1999: Midtown Ponce de Leon development is booming - Atlanta Business Chronicle:

Ponce de Leon, looking east from the Georgian Terrace....and looking west:

Ponce De Leon Ave. on Flickr - Photo Sharing! Architecture on Flickr - Photo Sharing!

Scenery going east along Ponce:

Papis on Ponce on Flickr - Photo Sharing! Mary Mac's Tea Room on Flickr - Photo Sharing!



Atlanta (Again) From the Old Spaghetti Factory on Flickr - Photo Sharing!



Painter on Ponce De Leon Ave on Flickr - Photo Sharing! Krispy Kreme on Ponce de Leon Ave on Flickr - Photo Sharing!



http://www.flickr.com/photos/10054722@N07/3633541902/ Temple on Ponce on Flickr - Photo Sharing!



ZESTO'S DRIVE-IN@NITE on Flickr - Photo Sharing! Antiques and the unique on Flickr - Photo Sharing!



EATS on Flickr - Photo Sharing! Atlanta, GA Ford Plant and Sears Warehouse on Flickr - Photo Sharing!



Clermont on Flickr - Photo Sharing!



Cactus Car Wash on Flickr - Photo Sharing! my birthday lunch! on Flickr - Photo Sharing!



P2051915-1115-Ponce-Facade on Flickr - Photo Sharing! KOTH On [as] Approacheth on Flickr - Photo Sharing!




THE PLAZA THEATRE on Flickr - Photo Sharing! MAJESTIC DINER @NITE on Flickr - Photo Sharing!



http://www.flickr.com/photos/10054722@N07/3633541980/



Druid Hills Church3 on Flickr - Photo Sharing! Leaving Atlanta On Ponce on Flickr - Photo Sharing!


3. Candler Park, Inman Park, Cabbagetown, Reynoldstown, Old Fourth Ward, etc. are all many years into gentrification and have all moved past "transitional" neighborhoods. These are some of the more desirable in-town areas...I won't post anymore photos, but this is a well-known fact.

4. So there is nothing "nice" south of Memorial Drive? Grant Park, East Atlanta, Kirkwood, Glenwood Park - all south of Memorial Drive and all "nice" areas.