Researching potential move to Atlanta (remote worker) (Smyrna, Alpharetta: rent, low crime)

[RethinkTwiceForOnce]

Hello everyone,

I've been living in Northern Virginia area for a while now. Late last year I was planning on buying here (some background) but due to COVID delays and later on houses getting snatched hand over fist I haven't bought a property yet.

On top of that, my employer now offers permanent remote work. So this has got me thinking why I should fork out 500k for a 3bd/2bd 30 year old townhouse in this area. I've started researching where we can potentially move with my remote work. I've started looking into ATL suburbs. One main reason is I'm in Tech and the scene there is pretty decent compared to any city in FL for example.

3/4 bed SFH with a backyard either new construction or up to 5 year old would be great. Is that possible under 300k? I'm trying to keep this under 300k but I can go up to 350k. I can afford to spend more than this but we'd like to pay it off in less than 10 years. Commute won't be an issue since I'm remote but perhaps I'd like to be able to get to Buckhead area in under and hour as I see many tech companies there in case my remote job disappears.

A decent school district would be just fine however safe neighborhood/low crime is at the top of our list. We'd like to be close to big box stores like Walmart/Costco if possible and at least an hour to get to the city.

Would love to get few recommended areas that I can use as a starting point. Ideally I'd move early Jan and do a month to month rent while I get to know the area before closing down a house. I've been to Atlanta few times and I know that doesn't count like living there

Thanks a lot for your help!

[citidata18]

You might be able to find a house in your price range in Newnan or Douglasville. Threy have every type of non-upscale big box store you can think of.

Newnan in particular has a Costco and BJ's nearby.

[lorilove]

I would set an expectation at $350,000 - you will have greater options. I have a friend currently looking in the $300,000 range and the homes she is seeing are not in the best of neighborhoods or they are snatched up immediately.

She is in a good place to sit and wait - she has a place to live and can offer all cash when she sees the ideal place. If you are not in that position - $350,000 is more reasonable.

There are tons of tech jobs in Alpharetta - you should look for options with reasonable commutes to Alpharetta as well as Midtown/Buckhead

For new construction (under 5 years) and $350,000 - you will need to go farther out from city center. Checkout Kennesaw, Woodstock or Mableton

[Citykid3785]

The price point is fine, the newer construction will be hard.

I'm thinking Lawrenceville, Duluth?

Woodstock and kennesaw are great, you will find that price range, however might be more like 15 years old in that price range?

[ShenardL]

You see how fast homes are selling around here. That's why the old baseline of $200,000 around 10 years ago is now $400,000 - $500,000, especially in the northern area (north of I-285).

For new construction, go up to around $350,000 you can look at

Buford:
https://www.lennar.com/new-homes/geo...at-morningside
https://www.centurycommunities.com/f.../trinity-falls
https://www.centurycommunities.com/f...d/sardis-falls

Lilburn:
https://www.lennar.com/new-homes/geo...east-highlands

Duluth:
https://www.taylormorrison.com/ga/at...uluth/the-oaks

Cumming:
https://www.tollbrothers.com/luxury-...keHaven/Avalon


South of the city in Fairburn/Riverdale, you can get new construction for under $300,000:

https://www.centurycommunities.com/f...esboro-landing
https://www.centurycommunities.com/f...e/embassytrace
https://www.centurycommunities.com/f...t-durham-lakes

Smith Douglas homes seems to be a home builder in your price range:
https://smithdouglas.com/quick-move-in/atlanta/

[kagete]

Someone else chime in as well but from looking at tech job listings I would say they are split up 50% Alpharetta, 25% Perimeter, and 25% Buckhead/Midtown.

I ended up in Smyrna due to the balance of affordability and proximity to at least the lower 50% of jobs, with the Alpharetta jobs not being impossible to drive to just in case.

[a_tee_el_shawty]

I found this lady who goes over all the ins and out of moving to Atlanta. It help me at least see what's out their in the different counties.

hope this helps

[markjames68]

I read your initial post and think if you’re moving here, spend closer to your original NOVA budget ($400-450K) and live in a better area. I’d pick somewhere closer to Alpharetta.

1) lots of tech nearby if you changed jobs, so not a horrible commute
2) great lifestyle for a couple without kids, and great schools when you do have kids
3) lots of amenities - shopping, dining, etc.
4) a close enough drive to Atlanta but also close to the N GA mountains and recreation.

Also, no matter where you pick, make sure you have excellent options for internet, so you don’t want to look too far out. Ideally gigabit fiber as an option (you can always tier down) as you will need a rock solid connection when working remotely. I pay $80 a month for AT&T gigabit fiber.

[BobbyJayATL]

A few thoughts -

1 - prices are a little wonky now; it's nowhere close to settling out, but expect the same dynamic seen in NYC over COVID to a slightly lesser extent (trending lower/stable in town, higher in the nice suburbs).

2 - You do you, but given what rates are now, I'd recommend against trying to pay a house down in 10 years. That doesn't mean necessarily buy more house; it could just as much mean, invest the money (where it could make even now 7-8%+) rather than throw it at a mortgage costing you at most 3.5-4% right now, probably less.