Retired back here in 2014, because it was home.
In 6-8 years this place will not be the same. You can probably still afford to live here, but land? Shop. Nope. The new trend is the "live work play" communities, and they are everywhere, even in the suburbs. Dense housing. There is simply not enough money to build a house with a yard, not when you can pack three $650k buildings on the same lot.
At the risk of being rude, I'll give you the scoop. We have a 3 bedroom 2.5 bath 1800 sq(ish) 2 story sitting on a wooded 1/3 of an acre. We are in an established neighborhood in Cobb County, 25 minutes outside of the city with no traffic. I am 10 miles from the new Braves stadium and just outside the permitter. (I-285 in the perimeter and everything is either 'inside' aka ITP or OTP). Crawlspace and a 2-car attached. The house had not been updated since it was built in 1984. It wasn't neglected, just dated.
We have done some small updates downstairs, the windows were new when we bought and we have replaced the water heater, AC and heater in the last three years. The driveway is bad (tree roots) but the yard is pretty good. There is a park a mile away and a nature trail that connect to the Silver Comet Trail where I go for my runs.
in 2014 we paid $180. The house across the street just sold for $265, similar layout, a redone kitchen.
Zillow Link
The week before it was listed, the agent had an open house. Sunday was a bidding war with three families. It sold in a week.
Ours is going on the market soon, I expect $250-$260, even with my cracked driveway. (Obligatory "OMG It Snowed!" pic)
So the market is on fire. existing stuff doesn't last a month. A growing trend n my hood is tear down houses. Folks are buying for the big 80's lots and building McMansions on them.
Again, you can live here, but your housing requirements are what will kill you, I know because we are shopping. Initially, we were looking to move further north closer to my work.
We have been looking for the last year plus. The wife wants a decent neighborhood and a newer build. I want space for the cars. In over a year in our price range, we have found...nothing.
Lots of houses, but nothing that meets her requirements and mine. In fact only a handful with space for a shop, much less a shop. I gave up on the idea and came to the realization I would be renting an industrial space.
I work in Woodstock, just short of Ball Ground. Nice place, good vibe. But its the same problem, house sell in a week over their list price.
My parents moved from ITP to Hiram, near Douglasville. But there is no flavor there, just miles and miles of planned subdivisions and chain restaurants around big box stores. They like it for exactly that reason. But all of them will have HOAs. You might be able to find an old house on some land that needs work, but those are getting snatched up by developers for planned communities. Douglasville is the same.
Carrollton. Yeah, you nailed it Small town flavor, with a college. Not much else
Cumming, Alpharetta, yeah as you mentioned, pricey now. Lake Lanier, along with Altoona and really any lake, pricey.
Acworth isn't terrible, but the prices are rising with all northern communities.
Griffin? Fayetteville? You might be able to, but don't want to. There isn't much there.
The city planning concept of Peachtree City was OK, but its Delta land, and as a result, expensive.
Lots of good townhomes and condos, which is basically the future here. There are homes on several acres, but they come with 7 figure price tags. 1-5 acres with an hour of the city? My Zillow search yielded 29. And that was everywhere, about a 1/3 were being marketed to investors for a development. In 6-8 years those will be long gone.
That's the real estate side. Not bad if your selling, but awful if you want space. Everything else here really isn't that bad, I actually like it. The small towns that are being swallowed up are embracing their small town feel, so there are lots of holiday festivals and things to do, both family-friendly and adult. I would place our food selection on par with almost anywhere. If there is a variety style regional or specific food you want, there will be a great place to get it and another one trying to take its place.
Traffic. Yep, we have it. We have it worse than almost anyone and that's a documented fact. We have public transportation, but its terrible and all of the suburbs won't allow it outside the perimeter. Instead of high-speed rail, we build Lexus lanes which infuriates me, especially after traveling to Boston where they have it so right. But if you are savvy, you can get around quite well locally on a bicycle and 50 cc mopeds don't require a license or tags (but you do have to wear a helmet, which you should). So get a comfortable seat and a series of good podcasts you want to hear (May I suggest this one...)
Cost of living isn't that bad, gas stays stable is (but there are a few stations that spike at the sign of a crisis, just keep driving, there is another one). We have farmer's markets, lots of green spaces and trails, the mountains are easy and close. Hunters never seem to have an issue finding a place.
Atlanta Motorsports Park, Road Atlanta, Atlanta Motor Speedway are all close, and I can even get to Barber faster than I can AMS. The best craigslist in the nation, seriously, but you already know that. We also have Atlanta Dragway, but also Lanier and Dixie ovals very close. Bonus, at AMP there is the occasional Honger sighting
Work? If you want to, you will. Especially you. Establish your construction reputation up here and you will be triple bidding jobs because you will have to much work and won't want to say no. Even after that, you'll still get the job sometimes.
Art? Music? Culture? Pick your flavor. We have it and we have lots of it. Easily a dozen high-end concert venues, and 100s of smaller intimate ones as well as free music in the parks and squares around town. It's hard not to have fun here.
Feel free to ask me any direct questions, I hope this helps a bit.
And boy oh boy do I hope Mental is right that prices will be rising. Once we're empty nesters...also about 8 years from now...we're outta here.
