Smyrna or Dunwoody? (Atlanta, Columbus, Sandy Springs: fit in, short sale, real estate market)

[christie78]

Hi, my husband and I are moving from Columbus, OH to Atlanta in October. We will be coming to look at neighborhoods in July. His office is in the Vinings. Our house budget is 400k - 500k in the Vinings this doesn't go far. I noticed a lot of nice houses in Smyrna and I have also been looking at Dunwoody. Is Dunwoody a nicer area? Are there any other neighborhoods I'm over looking? We are both 31 we don't have any children but are planning on it in the next year or two. We would like to be in a good upper scale family neighbourhood. Any thoughts are appreciated. Thanks Christie

[spacelord75]

I've lived in both areas, and I prefer Dunwoody. Both have pro's and con's, but Dwood did not suffer the over-growth that Smyrna did (since Dunwoody boomed in the 1970's, but Smyrna didn't hit uber-growth mode until the 2000's from the yuppie set). I don't think you'll go wrong with either area, but they are different...kind of hard to explain. Dunwoody is almost all residential, with probably 80% of homes built pre-1990 on 1/2 acre lots....very little commercial outside of Perimeter Mall area, and Dunwoody Village. Smyrna is probably 40% built before 1980, and then the rest all in the 90's/2000's (if I had to guess), and much more busy street-scapes with more spread-out commercial properties. Smyrna has more 4 lane roads cutting through it (S. Cobb Dr., S. Atlanta Rd. and E-W Connector), which is a turn-off to me, plus S. Cobb Dr. is a hideous road to drive on...it's taking a while to be re-developed. Smyrna DOES have a very nice "market village" with shops and good restaurants, plus it is right next to Vinings, which is also really nice. I would also give Smyrna a higher "redneck-quotient" in that you will see a lot of pick-ups, tuner cars, and hear more southern accents, than in Dunwoody. Not saying that is bad or good, just an observation that may be something you care about. Schools are probably similar in terms of HS (at least Campbell in Smyrna), but Dunwoody is better from an Elementary stand-point, but not by a landslide or anything. Similar to the "redneck quotient" mentioned above, Dunwoody has a "snob quotient" and if keeping up with your neighbors is important to you (it's not to me), then it can be expensive to live there. You will find that most of the snobby people are new to the area, whereas the extensive population who have lived there for a long time are nice people who are not that way.

Also, if your $400-500k is meant to go towards a new house, you will be out of luck in Dunwoody. You can't find a new construction home for under $900k.

Honestly I think you would like either area, they are both pretty nice. Best thing is to drive around, eat at some restaurants on a visit. Then maybe rent for a few months while you house hunt, so you get a better feel for the areas.

[wxjay]

For convenience and setting, I would pick Smyrna to be honest. I find it to be slightly better than Dunwoody (thought I never lived in Dunwoody). I live in Vinings and I really like it a lot. I find the traffic more troublesome in the Dunwoody area anyways, particularly the commercial district. And your husband will have to pass through there to get to his office in Vinings (taking I-285).

I'm also a big fan of living close to where you work as long as it isn't that terrible. And Smyrna is not. And for $400-500K, in this market, you have really great options for that price range. Look for areas between and along Atlanta Road and the E-W Connector for some great residential neighborhoods and subdivisions.

[christie78]

Wow, thank you both for responding with so much info. I think you are both right we will have to drive around and see what appeals to us. I like the look of the new builds in Smyrna but think I'm leaning towards Dunwoody. I'ts so hard without actually being there yet. I'll let you know what I decide in July. Thanks again.

[lastminutemom]

Christie

Please consider renting for at least 6 months -- housing prices may actually still be declining then anyway -- and this will give you a real chance to explore metro Atlanta.

To me, Atlanta is one of the hardest places to simply move to and buy a house. You will have many acceptable choices and because of the softness of the real estate market, buying a home and then changing your mind is a real problem right now. You need to be prepared to buy and hold for at least 5 years if not longer.

[somarco]

Not much is moving in Atl real estate these days, even in Dunwoody, Sandy Springs, Vinings. New and established homes in foreclosure. You can certainly get a deal. It will probably be next year before prices stabilize and move upward but a lot depends on the economy. Frankly, I don't expect it to turn around for another 2 - 3 years.

Personally, I would not invest in new housing, especially at this time. When the market turns around established homes will appreciate quicker than new construction.

I live in Sandy Springs and have for 20 years. New homes are sitting on the market. Some have been listed for 2+ years and a few are now listed as short sale as well as some stopped in mid construction.

Several new developments in the heart of Sandy Springs are mostly vacant which does nothing for home values.

If I were moving here and did not know the area renting for 6 months to a year would be my first option.

[David1502]

While an earlier poster mentioned hideous S. Cobb Drive, you will find that the Atlanta Rd. corridor is a much better choice from an asthetic as well as a location stand point. First of all, it is more attractive with predominately new developents (many with brick walls) and from a location stand point it is closer to I-285 - You should check out Heritage Vinings as well as some of the other developments close to 285. If you go to realtor.com you will see quite a number of homes in your price range and lower listed in this area (be sure to put in zip code 30080).

Overall, Smyrna, specifically near the Paces Ferry/I-285, is one of the least congested and most accessible locations in the Atlanta area. The Airport is less than 25 minutes from this interchange (take 285 South on the west side of town) and Buckhead and Perimeter Center are 15 minutes away.

Also, something to consider is that while Dunwoody has better shopping at Perimeter Mall, there is also a price you pay for that in that much of Dunwoody's access to 285 is down Ashford Dunwoody Rd. which goes right in front of the Mall and is very congested not only from the Mall, but the many office parks surrounding it - it is especially challenging during the Christmas shopping season. In Smyrna, when we need to go to Perimeter Mall, we can drive the 15 minutes to get to it, but don't have to deal with its traffic on a daily basis. Also, Vinings Jubilee and the Smyrna Market Village offer attractive locations for restaurants and small shops.

[sweettea1]

Rent in Smyrna. Get the lay of the land. Get to work quickly. Find a great realtor (There will tons of recommendations...I have one personal favorite) and have him/her scout out properties in both areas so you can do a proper assessment.

[City Fanatic]

Christie, Smyrna sounds like a good fit, particularly in the neighborhoods around the East West Connector from Hicks Road to the Cumberland area. You'd fit in well, and such is well within your budget.

[kenyettadudley]

Dunwoody. Hands down. Look at Sandy Springs. All in a lovely 10 mile radius-Dunwoody, Sandy Springs, Roswell, Alpharetta. LOVE it. Can't wait to get back. This time I'm going two miles over the bridge (Chattahooche River) from where I used to live in Sandy Springs to Roswell. My son's teacher moved there and she likes her kids new schools even more! I'll be sending my son when he starts Kindergarten next year : ) Enjoy the area when you get here.