Virtual Tour of Inman Park: A true-urbanism mix of new homes (condos, townhomes, and single-family homes) mixed with existing homes and bevy of of restaurant and cafe choices

New and historic homes blend seamlessly and create an overwhelming character of digestible urbanity for the neighborhood.

[caption id="attachment_378" align="aligncenter" width="450" caption="Historic Homes in Inman Park"]   Street Signs Convey Inman Park Branding Efforts

 

 

 

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[caption id="attachment_377" align="aligncenter" width="450" caption="Superior Renovation of Historic Craftsman Style Home in Inman Park"][/caption]

[caption id="attachment_371" align="aligncenter" width="450" caption="Craftsman Bungalow in Inman Park"][/caption]

[caption id="attachment_372" align="aligncenter" width="450" caption="Craftsman Bungalow in Inman Park"][/caption]

[caption id="attachment_373" align="aligncenter" width="450" caption="Newer Construction Craftsman Style Homes in Inman Park"][/caption]

[caption id="attachment_374" align="aligncenter" width="450" caption="Newer Construction Craftsman Style Home in Inman Park"][/caption]

 Many personal services, restaurants, and cafes suitable to the discriminating professional residents (trying not to take themselves to seriously) populate Inman Park's commercial districts.

[caption id="attachment_375" align="aligncenter" width="450" caption="Retail & Services in Inman Park"][/caption]

[caption id="attachment_381" align="aligncenter" width="450" caption="Restaurants in Inman Park (Pure Taqueria)"][/caption]

[caption id="attachment_380" align="aligncenter" width="450" caption="Restaurant in Inman Park (Fritti)"][/caption]

[caption id="attachment_382" align="aligncenter" width="449" caption="View of the Area's Development & Downtown Skyline Heading West on Highland Avenue "][/caption]

 Inman Park is so close to Downtown Atlanta the skyline is visible from most points.

[caption id="attachment_379" align="aligncenter" width="450" caption="Inman Park, Dedicated Site of the Annual Inman Park Festival"][/caption]

Cabbagetown: A small intown neighborhood that started transitioning before the boom and now offers an affordable historic home market with unique artsy homes, renovated homes with Victorian features, and value-priced fixer-uppers

[caption id="attachment_358" align="aligncenter" width="450" caption="Row of Historic Homes in Cabbagetown"][/caption]

[caption id="attachment_354" align="aligncenter" width="450" caption="Renovated Historic Home with Victorian Detailing in Cabbagetown"][/caption]

[caption id="attachment_360" align="aligncenter" width="449" caption="Artsy Historic Home in Cabbagetown"][/caption]

 

Cabbagetown is located just east of Downtown Atlanta, approximately 1 mile from the city's Central Business District.  The neighborhood is relatively small and bound on the north by Dekalb Avenue/ Decatur Street, the south by Memorial Drive, the West by Boulevard, and the East by Pearl Street.

Cabbagetown is predominately historic, with most of the homes populating the neighborhood built in the early 1900's.  Cabbagetown was one of the hot intown neighborhoods receiving both public and private investment and rehabilitation as the Atlanta real estate market was booming from 2004-2008.  Investors and enterprising first-time home buyers were purchasing and renovating run down shot-gun style homes, small bungalows, and larger Victorian-style homes.  In the meantime, the neighborhood was the benefactor of public revitalization funds and efforts, including the significant improvements completed at Cabbagetown Park which resulted in an asset that is now widely used by its residents.

Evidence of the boom and (lesser) bust in Cabbagetown real estate is provided by the Zillow.com home value change over the past decade for the neighborhood.  According to Zillow.com, the estimated Cabbagetown median home value  in 2001 was $123,500.  Just six years later, the estimated median home value in Cabbagetown peaked at $222,500 representing a total appreciation of 80% and an average annual growth rate of 10% from 2001 to 2007. 

As with most transitional intown markets, prices have since reset.  The estimated median home value from Zillow.com for first quarter 2010 is almost exactly mid-mark of 2001 and 2007 at $178,700.

The current listing price of homes for sale in Cabbagetown varies widely as the housing stock, although similarly aged for the most part, varies dramatically in size and quality. 

For instance, a superiorly renovated 5 bedroom, 4 bathroom home with Victorian features is priced at $600,000.  This would represent, however, the top of the Cabbagetown market.  A similar quality 3 bedroom home would list for between $250,000 and $350,000. 

Some advantageous value plays ripe for the opportunistic buyer can be found in Cabbagetown amidst the current real estate downturn. 

Examples of such deals actually closed are:

• Historic home with 3 bedrooms  and 2 baths sold for $37,000 in October 2009.  The last prior sell of the home was for $178,000 in August 2000 and the county tax assessor appraised the value of the home at $209,000 in 2009. 


• Historic shot-gun style home with 2 bedrooms and 2 baths sold for $82,000 in 2009, the same year it was appraised by the county tax assessor to be worth $130,800.

Examples of current foreclosure properties that present a great return on investment opportunity are:

• Foreclosure property with 2 bedrooms and one bath listed at $89,000.  This property was last appraised by the Fulton County tax assessor for $221,000 (2009 value).


• Foreclosure property with 2 bedrooms and 2 baths listed at $174,000.  This property last sold for $291,000 in 2006 and was appraised at $273,000 in 2009 by the Fulton County tax assessors office.

For a virtual tour of the Cabbagetown neighborhood, please see:

http://atlanta.homespace.com/2010/02/12/cabbagetownvirtualtour

The Atlanta Metro Area's Peachtree City: A safe haven according to Neighborhoodscout.com

[caption id="" align="aligncenter" width="493" caption="Based on data from www.neighborhoodscout.com"][/caption]

 

According to Neighborhoodscout.com’s analysis, Peachtree City is one of the safest cities in the nation.  Ranking at #97 of the 100 safest cities scored, Peachtree City is safer than 71% of cities in the US.  Whether or not the methodology is flawless, the statistics do indicate a city that has a low incidence of violent and non-violent crime and residents have a significantly lower likelihood of becoming the victim of a crime.

Where is Peachtree City in the Grand Scheme of Atlanta Metro Area Geography?

Peachtree City is located in Coweta County, approximately 35 miles southwest of Atlanta’s city center.  Proximate to Interstate 85, Peachtree City affords fairly good accessibility to amenities within Atlanta city limits and most of the major metro area employment cores.  A favorite of Delta pilots, Peachtree City offers a short commute to work at only thirty minutes, or 23 miles, from Hartsfield Jackson Airport, the busiest airport in the US.

Why Does Peachtree City Score So Well (Safe) with Neighborhoodscout.com’s Crime Index?

Peachtree City has posted low violent (14) and property (333) crime rates for a total of 347 crimes reported in the past year.   Over the past twelve months two incidents of rape, eleven incidents of assault, and no murders were reported.  Regarding property crimes, the city has posted 22 incidents of burglary, 255 incidents of property theft, and 55 incidents of auto theft. Relative to the city’s population of 31,900, the average citizen has a very small fraction of likelihood of being the victim of a violent crime (0.05%, one in 2,278 people) and a 1.0% likelihood of being the victim of a property crime (one in 96 people).

[caption id="" align="aligncenter" width="493" caption="Based on data from www.neighborhoodscout.com"][/caption]

It could be argued that even a fraction percentage chance of being a victim of crime is too high, but the stark reality of significantly higher crime propensity in the state of Georgia and the US, in general, highlight the safe enivornment Peachtree City offers.  The likelihood of becoming a victim of violent crime in the State of Georgia (0.5%) is ten times higher than Peachtree City and the national median (0.47%) is a similar multiple at 9.5 times higher. The likelihood for becoming a victim of property crimes in the State of Georgia (4.6%) is 4.5 times higher than Peachtree City.  The national median is lower (3.4%), but still more than three times greater than Peachtree City.

Of course, the City of Atlanta fares far worse than the national median, the state of Georgia and Peachtree City.  However, it should be noted that the crime rate relative to the population is somewhat skewed because the true number of people in Atlanta at any given time is inflated tremendously (estimated 86%) by both employees that commute into the city (62%) and tourists (14%). 

The Conclusion:  The right suburb can provide a much safer environment

The narrative about Peachtree City above is a perfect example why proper due diligence can be rewarding when honing in on a landing area for relocation.  An area like Peachtree City may not be on the radar screen, but if you are one of the 15% of prospective home buyers that find crime to be the most important factor when choosing a home, an area like Peachtree City could potentially be a perfect fit.  More indepth searching that includes other neighborhoods or cities in the Atlanta area may reveal more safe havens that are otherwise not top-of-mind.

For more information on Neighborhoodscout.com and other crime statistics tools, see the following posts:

http://atlanta.homespace.com/2010/02/05/crime

http://atlanta.homespace.com/2010/02/05/neighborhoodscout

 

 

Suwanee Town Center: North Atlanta bedroom community that focuses on resident well-being and offers a variety of home types

 

 

 

 

 

 

 

Situated in north Gwinnett County approximately 30 miles northeast from the hustle and bustle of Atlanta Central Business District (CBD), Suwanee is a true bedroom community of Atlanta.  Over the past five years, the community has been a magnet for professional families because of its excellent school system, eco-friendly tendencies, and overall family-oriented feel of the development.  The tagline for Suwanee  communicates the community's focus on resident happieness and well-being:  "Play Hard, Live Well, Smile More."

The town center, a 63-acre mixed-use development, anchors the City of Suwanee.  The town center includes a 10-acre park and amphitheater, City Hall, and a number of restaurants, boutiques, professional and medical services, and residences.  The vision and development of town center commenced in 2002, and today it is a vibrant and widely used amenity by families - residents and visitors alike.  Events such as the summer concert series have attracted more than 15,000 visitors.

Forty acres of residential development - Shadowbrook at Suwanee Town Center - is also key component of the town center.  At build-out, the town center will boast 85 single-family homes and 147 townhome and condo units.  The neo-traditional style homes borrow features from historic forms and styles and utilize materials such siding and brick.  Resale listings indicate current townhome pricing from $199,000 to $240,000 and single-family pricing from $260,000 to $280,000.

Suwanee is helping to lead the effort for more sustainable and eco-conscious practices in the Atlanta area. In addition to many green policies adopted to ensure more energy-efficient and environmentally smart government operations (e.g., prohibiting idling of city vehicles when not actively transporting from one location to another), City Hall was the second LEED-certified public building in Gwinnett County.   

Suwanee is widely acclaimed for its outstanding development and revitalization efforts.  Suwanee has been designated a Community of Excellence, Mainstreet Community, and member of Green Communities Program.

(Source:  www.suwanee.com)

Historic Downtown Norcross: Another example of a social, walkable neighborhood to consider for home purchase in Atlanta

 

 

 

 

 

 

 

Downtown Norcross is located about 20 miles northeast of Downtown Atlanta in Gwinnett County.  While much of the development along Buford Highway is sprawling strip centers and subdivisions, Historic Norcross is a pedestrian-friendly haven of parks and small, independent boutiques, professional services, restaurants, and taverns that are easy to enjoy on foot and cannot be found in larger, formulaic shopping centers prevalent outside of the Perimeter (Interstate 285). 

The outstanding preservation and charm of Historic Downtown Norcross today is the manifestation of many years of efforts by the city to improve Downtown.  Primary revitalization efforts have occurred since 2002.  Downtown now thrives with businesses and numerous events to bring the citizens of Norcross together for the summer concert series, farmer's market, and approximately 10-15 other special, free events for the area residents.

New and historic homes that remain true to the architectural style of yester-year surround Downtown Norcross. Victorian homes and bungalows alike add to the charm of the Downtown area and provide a home location that offer walking distance proximity to Downtown amenities - restaurants, shops, and parks in Downtown Norcross.

Virtual Tour of Atlanta Metro Area's Historic Norcross: Downtown businesses and homes

Downtown Norcross is located about 20 miles northeast of Downtown Atlanta in Gwinnett County.  While much of the development along Buford Highway is sprawling strip centers and subdivisions, Historic Norcross is a pedestrian-friendly haven of parks and small, independent boutiques, professional services, restaurants, and taverns that are easy to enjoy on foot and cannot be found in larger, formulaic shopping centers prevalent outside of the Perimeter (Interstate 285). 

Restaurants, Services, & Streetscapes of Historic Downtown Norcross















Cultural & Civic Assets in Downtown Norcross:  Churches, Parks, Art Centers









New & Historic Homes Reflect the Architectural Styles of Yester-Year





(New Construction Home in Downtown Norcross)



(Historic Victorian Home in Downtown Norcross)

Suwanee Town Center: A virtual tour of a North Atlanta community town center and homes

Situated in north Gwinnett County approximately 30 miles northeast from the hustle and bustle of Atlanta Central Business District (CBD), Suwanee is a true bedroom community of Atlanta.  Over the past five years, the community has been a magnet for professional families because of its excellent school system, eco-friendly tendencies, and overall family-oriented feel of the development.  The tagline for Suwanee  communicates the community's focus on resident happieness and well-being:  "Play Hard, Live Well, Smile More."

The town center, a 63-acre mixed-use development, anchors the City of Suwanee.  The town center includes a 10-acre park and amphitheater, City Hall, and a number of restaurants, boutiques, professional and medical services, and residences.  The vision and development of town center commenced in 2002, and today it is a vibrant and widely used amenity by families - residents and visitors alike.  Events such as the summer concert series have attracted more than 15,000 visitors.

(Source:  www.suwanee.com)

Shadowbrook at Suwanee Town Center:  40 acres of condos, townhomes, and single-family residences tat are within the Suwanee Town Center.

Current townhome resale listings are priced from $199,000 and single-family listings are priced from $260,000.

 











 

Suwanee's City Hall (located in the Town Center): the second public building in Gwinnett County to gain LEED certification.

 

Boutiques, Restaurants, and Professional Services populate the Town Center











 



Town Center's Amphitheater and Town Green:  The location of most events for residents and visitors hosted by the City of Suwanee including the farmer's market and summer concert series.

M West: Special home purchase pricing on funky new construction loft townhomes in industrial-chic West Midtown Atlanta

M West (www.mwesthomes.com) offers one of the few truly unique concepts in Atlanta development, the loft townhome, with a community and unit design that is as funky, industrial chic as the West Midtown neighborhood where it is located. 

Another victim of unfortunate market timing, M West is currently offering discount pricing of $36,000 (or 10% - 15% off of list price) on their townhomes to encourage the sale of new construction inventory.  All one-bedroom townhomes have been sold, but two-bedroom units are still available from $225,000 and three-bedroom units are offered from $341,000.  An investigation into the foreclosure count at this project rendered only one unit(1/27/2010); however, more may come.  The price on the one foreclosure is quite advantageous - $207,000 for a three bedroom unit, 40% below the new three bedroom unit list price.

An explanation of the loft townhome concept

The loft townhome, as executed by M West, is a townhome that truly functions as a loft-style space and features characteristics that are widely recognized as loft attributes: 

• Double height ceilings are in excess of 15';


• Industrial-feel metal stair cases that lead to multiple living levels (most floor plans are three stories);


• Living/ working spaces (dens) are open and lofted with railing that provides a view down to the level below;


• Stained and sealed concrete floors on the lowest living level;


• Unique and non-conventional space configuration with undefined roooms in open flowing floor plans; and


• Floor-to-ceiling windows.

Uniqueness Aside, Modern and Luxury Appointments Abound

When development of M West commenced, it was competing with a glut of new projects luxury projects targeting young professional buyers.  As such, the homes feature the luxury appointments that young professional buyers were demanding in the gilded era of 2004 to 2008: 

• Stainless steel appliances;


• Designer wood cabinets;


• Granite counter tops with designer fixtures in kitchen and bathroom;


• Over-sized tubs;


• Hardwood floors stained on-site;


• 2-car garages (one floor plan offers only a one-car garage); and


• Outdoor living space in the form of patio, balcony or roof-top terrace.

Community amenities include a swimming pool with a barbecue pit, fitness center, community clubhouse, 10-acre permanent nature preserve with trails, and a "bark park" dog park with a leash-free run.

Community Overview and Development History

Development of the new townhome community M West in West Midtown began in 2004 by Winter Construction, a well-known Atlanta developer that specializes in infill and redevelopment projects. 

M West is located just a few miles west of the heart of Midtown at Ellisworth and Marietta.  It is situated on a 22-acre site that was a former lumberyard.  The new townhome project is in the good company of many redevelopment efforts in the West Midtown Area that could be considered bound by Atlantic Station on the northeast, 10th street and Marietta on the southeast and Howell Mill on the western edge. 

For more information about West Midtown communities, see my other blogs about Atlantic Station and Huff Road.