Johns Creek Homes and Real Estate (Atlanta, Sandy Springs: for rent, tenant, construction)

[GeorgiaLakeSearch]

Originally Posted by mrpanda

Aries, there may be other tier areas that I may have not mentioned. I specifically track johns creek and s forsyth. If you were to ask how many homes sold in buckhead or sandy springs, I wouldnt have a clue.

Here is what I think about Atlanta real estate in the next 10 years. There will be sub markets where we see above average appreciation, parts we will see a continual decline, parts where cash flow is good, parts where flipping properties is good.

The first areas to rise will be milton, parts of alpharatta and johns creek and south Forsyth. This I am confident of.

You can flip properties intown because I recently made 30k on a simple renovation. Because people want to be ITP not OTP! Forsyth is too far OTP to be Atlanta.

[aries4118]

Originally Posted by GeorgiaLakeSearch

... Forsyth is too far OTP to be Atlanta.

GALakeSearch:

I usually love your posts, however--

You may not like OTP,--and you may even have total disdain/contempt for it--but you have to remember that Forsyth County is definitely Metro Atlanta. South Forsyth is a prime suburb now--and really can be said in the same sentence with East Cobb, Kennesaw, Woodstock, Roswell, Alpharetta, Milton, Johns Creek, Duluth, and Suwanee.

I know, I know...I'm a native Atlantan and I understand. Even in the late 1990's, one could not really say that Forsyth County was "Metro Atlanta." However, things are very different now. It was the same with Cherokee County/South Cherokee up until the mid 1990's.

[aries4118]

Originally Posted by GeorgiaLakeSearch

You can flip properties intown because I recently made 30k on a simple renovation. Because people want to be ITP not OTP! Forsyth is too far OTP to be Atlanta.

And I do think--even with the increased interest in intown long-term living--that there is still (and will always) be a large segment of the population that likes the lifestyle of middle and outer suburbs. We just need to make the middle/outer suburbs (and communities further in as well) more sustainable.

How we all should be approaching this is thinking about how we can make all communities (intown, inner suburb, middle suburb, and outer suburb) more sustainable--with increased walkability, transit options, and parks (all within reason of course).

Which is why Metro Atlanta needs to emphasize:

-Commuter Rails
-Heavy Rail to the middle suburbs (no further)
-Sidewalks everywhere
-Connectivity everywhere
-Improving and Creating Suburban town centers (Smyrna and Crabapple are great models)
-More Municipalization (after Atlanta City Proper annexes and expands first; and current suburban cities are allowed to annex and expand a little more)

[chalvey]

Originally Posted by aries4118

GALakeSearch:

I usually love your posts, however--

You may not like OTP,--and you may even have total disdain/contempt for it--but you have to remember that Forsyth County is definitely Metro Atlanta. South Forsyth is a prime suburb now--and really can be said in the same sentence with East Cobb, Kennesaw, Woodstock, Roswell, Alpharetta, Milton, Johns Creek, Duluth, and Suwanee.

I know, I know...I'm a native Atlantan and I understand. Even in the late 1990's, one could not really say that Forsyth County was "Metro Atlanta." However, things are very different now. It was the same with Cherokee County/South Cherokee up until the mid 1990's.

I agree with you, South Forysth is pretty developed. However, what is the limit? The Atlanta MSA is ~8,400 sq mi. That is larger than Israel and El Salvador. The CSA is ~10,500 sq mi. To out it into perspective, Belgium is ~11,700 sq mi. I have lived in 3 continents and have never seen a metro area so spread out.

I also agree with you on that we need to make communities more sustainable.

[rcsteiner]

Originally Posted by chalvey

I agree with you, South Forysth is pretty developed. However, what is the limit? The Atlanta MSA is ~8,400 sq mi. That is larger than Israel and El Salvador. The CSA is ~10,500 sq mi. To out it into perspective, Belgium is ~11,700 sq mi. I have lived in 3 continents and have never seen a metro area so spread out.

I also agree with you on that we need to make communities more sustainable.

It's not THAT large. I mean, the MSA I came from (Twin Cities) is over 6,000 square miles and it's only 3.5 million people. I would expect Atlanta to be at least as large as it is.

[aries4118]

Originally Posted by chalvey

I agree with you, South Forysth is pretty developed. However, what is the limit? The Atlanta MSA is ~8,400 sq mi. That is larger than Israel and El Salvador. The CSA is ~10,500 sq mi. To out it into perspective, Belgium is ~11,700 sq mi. I have lived in 3 continents and have never seen a metro area so spread out.

I also agree with you on that we need to make communities more sustainable.

Well, whatever is, I do think Metro Atlanta has reached its physical limits.

Now it is all about filling in, retrofitting, and enhancing.

[Home Addict]

Would homes in JC (and surrounding areas) be good rental investment? The rental rates seem to support the carrying cost of a 20/80-purchase, and more.

Being in a top-notch school district should help to support demand as well. Like to hear your takes on this.

[mrpanda]

Yes home addict, the tier 1 areas are still below rental parity around Johns creek. It appears you are from the bay area. Northview hs is the #1 high school in the state and located in the 30097 zip code. Northview is like monta vista high school you have in Cupertino. I specifically concentrate my re investments in this area. I am a huge advocate in investing in your back yard unless you are a professional investor with a team here in Atlanta.

[chalvey]

Originally Posted by aries4118

Well, whatever is, I do think Metro Atlanta has reached its physical limits.

Now it is all about filling in, retrofitting, and enhancing.

There will definitely be more filling in, but, unfortunately, I am not fully convinced that that we have reached our limits.

http://maps.google.com/maps?saddr=at...=h&mra=ls&z=10

Eventhough South Forysth is developed it is almost 40 miles from the city.

http://maps.google.com/maps?saddr=le...us&mra=ls&z=10

I understand England is much more compact, but still.

[chalvey]

Originally Posted by rcsteiner

It's not THAT large. I mean, the MSA I came from (Twin Cities) is over 6,000 square miles and it's only 3.5 million people. I would expect Atlanta to be at least as large as it is.

Maybe I was just shocked to see the actual size. Never realized how bloody big it is.

London: 607 Sq mi
Riydah: 701 Sq mi
Amsterdam: 701 Sq mi
Miami: 6,137 sq mi

These are other major cities I have lived in. Maybe it is an American thing? I guess the only reason Miami is not larger is because of the everglades?