where to buy a condo? buckhead vs ? ..and where is all the nightlife in atl? (Atlanta: real estate, apartment)

[citrusb1itz]

Hi all-

i just got a job offer for a company in norcross [on hw 141 right after it splits off from peachtree industrial blvd] and i'm trying to decide whether if and where i should buy a condo [or house?]. i figure it's a buyers market right now and if i plan to stick around for at least the next 3-5 years, buying would be a good investment when compared to 8-900/mo rent.

i'm 23, single and female. so definitely somewhere safe- hence a more upscale area. ideally somewhere that's still mildly quiet, but with lots of young professionals. ideally a 1b/1b around a more urban area so i can live where i play.

that being said, my main concerns are

-how long will my commute be
-access to nightlife
and espeically is the place bug-free

i figure i'll only look at places that are less than 10 years old and hope for
pest-less existence. i know i want real granite counters, hardwood or concrete floors + carpet and the highest floor i could possibly get.

i've been looking at buckhead and wondering about midtown, but i hear traffic is horrendous even if i'm heading out of the metroplex, so i was considering places in dunwoody also.

..with a budget of 180k tops, where should i go? and what would the commute times be to work in norcross and also to the hotspots in atlanta?


---

as a related thought, what are the uptown/downtown districts etc. nightlife areas? specifically-
upscale trendy bars/lounges
college crowds
dance clubs [hiphop/r&b, not so much techno]
punk rock venues
jazz bars especially
and places to go after the theater/opera/ballet?

.. i'm into a variety of things. = )


i'd appreciate any input. Thanks!

[Zel Ya]

Originally Posted by citrusb1itz

Hi all-

i just got a job offer for a company in norcross [on hw 141 right after it splits off from peachtree industrial blvd] and i'm trying to decide whether if and where i should buy a condo [or house?]. i figure it's a buyers market right now and if i plan to stick around for at least the next 3-5 years, buying would be a good investment when compared to 8-900/mo rent.

i'm 23, single and female. so definitely somewhere safe- hence a more upscale area. ideally somewhere that's still mildly quiet, but with lots of young professionals. ideally a 1b/1b around a more urban area so i can live where i play.

that being said, my main concerns are

-how long will my commute be
-access to nightlife
and espeically is the place bug-free

i figure i'll only look at places that are less than 10 years old and hope for
pest-less existence. i know i want real granite counters, hardwood or concrete floors + carpet and the highest floor i could possibly get.

i've been looking at buckhead and wondering about midtown, but i hear traffic is horrendous even if i'm heading out of the metroplex, so i was considering places in dunwoody also.

..with a budget of 180k tops, where should i go? and what would the commute times be to work in norcross and also to the hotspots in atlanta?


---

as a related thought, what are the uptown/downtown districts etc. nightlife areas? specifically-
upscale trendy bars/lounges
college crowds
dance clubs [hiphop/r&b, not so much techno]
punk rock venues
jazz bars especially
and places to go after the theater/opera/ballet?

.. i'm into a variety of things. = )


i'd appreciate any input. Thanks!

From my point of view, buying real-estate now is frought with danger. We're basically in unchartered waters like Columbus was in the late 1400s.

Only you, and you alone, know how much risk you want to take on. Please be cognizant of the fact that it may indeed take a decade to get out of this real-estate mess. May? Who knows?

From what I've heard a condo would probably be a good niche for you, and I wouldn't buy anything unless you get a super deal. We're talking at least a 30 to 40 percent discount on condos. You have the upper hand, and you should run the table on your terms AND ONLY ON YOUR TERMS. Many condo sellers have little, or no leverage.

Negotiate everything. If you don't like the floors--negotiate. If you don't like the carpeting--negotiate. If you don't like the counters--negotiate. For every condo seller who's not willing to negotiate, there's probably 20 condo sellers who are.

I would focus my attention around the Perimeter area ( perhaps along Ashford-Dunwoody ) in Dunwoody, and north Buckhead. Living in Midtown would possibly entail a longer commute.

The Perimeter area doesn't have much nightlife. Of course, Buckhead and Midtown provide better access to "the action."

One of the best real estate Web sites, for condos and homes is:

Coldwellbankeratlanta.com

It's a great site because many, if not all, Atlanta listings seem to be on that site. A good number of foreclosures are also on that site.

Good luck!

[TakeAhike]

citursb said:

i've been looking at buckhead and wondering about midtown, but i hear traffic is horrendous even if i'm heading out of the metroplex, so i was considering places in dunwoody also.
..with a budget of 180k tops, where should i go? and what would the commute times be to work in norcross and also to the hotspots in atlanta?
---
as a related thought, what are the uptown/downtown districts etc. nightlife areas? specifically-
upscale trendy bars/lounges
college crowds
dance clubs [hiphop/r&b, not so much techno]
punk rock venues
jazz bars especially
and places to go after the theater/opera/ballet?


Brookhaven might be a good area to consider. From your office's location travel about 10 miles South on Peachtree Industrial and it becomes Peachtree Rd/Lenox, Buckhead.

[Go Blue 99]

Brookhaven would be really nice for you but there is nothing under $180k there. Perimeter Area (Dunwoody) would also be nice..but same situation..not very many condos there and therefore you won't find much under $180k.

Midtown and Buckhead should have a good variety options in your price range. The commute from Midtown wouldn't be that fun though (FYI Midtown has most of the nightlife in atlanta).

You say your timeline is 3-5 years. If you're thinking closer to 3 years, honestly I would not buy anything in this market. In that case, I would stick to a high-quality apartment. There are quite a few brand new apt complexes in nice areas that offer stainless appliances, granite, etc.

[Iconographer]

Originally Posted by Go Blue 99

Brookhaven would be really nice for you but there is nothing under $180k there. Perimeter Area (Dunwoody) would also be nice..but same situation..not very many condos there and therefore you won't find much under $180k.

Midtown and Buckhead should have a good variety options in your price range. The commute from Midtown wouldn't be that fun though (FYI Midtown has most of the nightlife in atlanta).

You say your timeline is 3-5 years. If you're thinking closer to 3 years, honestly I would not buy anything in this market. In that case, I would stick to a high-quality apartment. There are quite a few brand new apt complexes in nice areas that offer stainless appliances, granite, etc.

Actually, there are some 2 BRs on Lenox Rd in Buckhead that in the neighborhood of 180M...they wouldn't be under 10 years old, but there are some deals there and the location is great.
A 3 BR unit in a complex where I own on Lenox (fixer upper/foreclosure) just sold for 130M...these units were going for 210M-225M five years ago.

[Zel Ya]

Originally Posted by Go Blue 99

Brookhaven would be really nice for you but there is nothing under $180k there. Perimeter Area (Dunwoody) would also be nice..but same situation..not very many condos there and therefore you won't find much under $180k.

Midtown and Buckhead should have a good variety options in your price range. The commute from Midtown wouldn't be that fun though (FYI Midtown has most of the nightlife in atlanta).

You say your timeline is 3-5 years. If you're thinking closer to 3 years, honestly I would not buy anything in this market. In that case, I would stick to a high-quality apartment. There are quite a few brand new apt complexes in nice areas that offer stainless appliances, granite, etc.

Plannng to sell your condo only after three years IS fraught with danger. Even five years may be somewhat risky.

I would imagine Villa Sonoma "might" be a good fit for her in the Perimeter area. It's on Ashford-Dunwoody just a block or so south of I-285. This complex was profiled in the AJC about two months ago and it has location, location, location. As I recall the price points were between $130,000 and $220,000. This complex is a condo conversion, so that's in the equation. I would guess there's quite a few young professionals there. A young professional was profiled in the article.

The Manhattan, a very, very upscale new high-rise condo in the Perimeter area, has entry level condos starting exactly at $200,000. That price is just slightly above her price points. An offer below $200,000 might be accepted.

I was very surprised to see, on Craigslist, a condo at Lenox Heights, on Lenox Road in Buckhead, advertised for $79,900. However, this condo complex is around 20-years-old. This condo listed for around $160,000 a couple of years ago. It's a great bargain at only $79,900, and that's a 1988 price.

[Go Blue 99]

Yep I would definitely check out Villa Sonoma. I haven't been inside but the location is fantastic.

[lastminutemom]

Do you have a salary history? If not, I am thinking financing will be a problem. Just something to think about.

[greg_atlanta]

1 br/1 ba condos are a lot harder to get rid of, even in a hot market. Rent.

[mmenomen]

I would rent first, see how Atlanta is and buy later. Definitely rent something close to your work.