How is Duluth? (Atlanta, Alpharetta, Suwanee: cul-de-sac, apartment complexes, HOA)

[EastCoast2GA]

So my focus is down to Johns Creek, Alpharetta, Suwanee, and Duluth (in that order).

Came across a nice house off Peachtree Industrial Blvd w/ Peachtree Ridge schools. Seems like a nice neighborhood.

Only thing deterring me is comments I'm reading on this board about Duluth going downhill.

What do you guys think of that particular area I mentioned as well as Duluth as a whole?

[jln69]

Where off Peachtree Industrial? The street stretches for miles.

That part of Duluth is in Gwinnett County. The Fulton County part of Duluth which now makes up half of Johns Creek I like better. The schools are much better.

What is your price range and what are you looking for in a neighborhood and house.

[OhioNative]

Originally Posted by EastCoast2GA

So my focus is down to Johns Creek, Alpharetta, Suwanee, and Duluth (in that order).

Came across a nice house off Peachtree Industrial Blvd w/ Peachtree Ridge schools. Seems like a nice neighborhood.

Only thing deterring me is comments I'm reading on this board about Duluth going downhill.

What do you guys think of that particular area I mentioned as well as Duluth as a whole?

The part of "Duluth" where there are some problems isn't really in the city of Duluth, but consists of some apartment complexes off Satellite Blvd. near Gwinnett Place Mall. The Peachtree Ridge cluster is generally a nice area.

[lastminutemom]

I think Fulton schools are better than Gwinnett, simply because they are more than 50 percent smaller (as a system) and on a per capita basis, probably wealthier.

[EastCoast2GA]

Originally Posted by jln69

Where off Peachtree Industrial? The street stretches for miles.

That part of Duluth is in Gwinnett County. The Fulton County part of Duluth which now makes up half of Johns Creek I like better. The schools are much better.

What is your price range and what are you looking for in a neighborhood and house.

Good questions. The section I'm referring to is between Abbots Bridge Rd & McGinnis Ferry Rd. Too bad the river was there otherwise it would fit nicely into Johns Creek.

At most I would pay is $400, 450k and for a newer home built in the 90s and on. I love cul-de-sacs and would like a HOA with a clubhouse/pool/tennis. Def need good schools as well.

[anadyr21]

All of those areas have good schools, access to shopping, parks, and entertainment. My first choices would also be in your same order.

[OhioNative]

Originally Posted by EastCoast2GA

Good questions. The section I'm referring to is between Abbots Bridge Rd & McGinnis Ferry Rd. Too bad the river was there otherwise it would fit nicely into Johns Creek.

At most I would pay is $400, 450k and for a newer home built in the 90s and on. I love cul-de-sacs and would like a HOA with a clubhouse/pool/tennis. Def need good schools as well.

That area to which to are referring is a very nice area.

[EastCoast2GA]

Originally Posted by OhioNative

That area to which to are referring is a very nice area.

But does the negativity of Duluth's bad areas make the good areas not as glamorous? I guess my concern is resale value later. Will people hear Duluth and be turned off?

[LovinDecatur]

Originally Posted by EastCoast2GA

But does the negativity of Duluth's bad areas make the good areas not as glamorous? I guess my concern is resale value later. Will people hear Duluth and be turned off?

The area that you describe is pretty well buffered from 'that part' of Duluth. I would not be concerned. IMO Duluth is regarded by locals far more positively than negatively. Norcross is another matter.

[OhioNative]

Originally Posted by EastCoast2GA

But does the negativity of Duluth's bad areas make the good areas not as glamorous? I guess my concern is resale value later. Will people hear Duluth and be turned off?

There are basically no uniformly good areas in metro Atlanta - just about every corner of the metro is a mix of nice and less nice areas. I would pay more attention to the individual school cluster as much being more important - city labels don't mean as much in metro Atlanta, as most people don't even live in a city, or in the case of North Fulton, have a zip code that has a different name from the actual city in which they reside (for example, people living in parts of Johns Creek actually have a Duluth address).