The Square in Downtown Decatur: A Visual Tour of Homes & Amenities

Downtown Decatur Square:  A Walkable District with Something for Every Facet of Urban Life

The square in Downtown Decatur offers:

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  Residences (new construction and historic condos, townhomes, and single-family homes),


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  An eclectic collection of restaurants, cafes, boutique shops, services & more


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  Public gathering places (open square, parks, etc.)


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  Public transportation


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  Churches

 

[caption id="attachment_40" align="alignnone" width="272" caption="The Artisian - New Mid-Rise Condo Building in Downtown Decatur & Ted's Montana Grill, Other Retail on Street Level"][/caption]

Renaissance Condos, Java Monkey & Other Boutiques on Decatur Square

Two Decatur Square Institutions: The Brick Store Pub (Right) and Sweet Melissa's (Left)

Boutiques on Decatur Square

Downtown Decatur Mall-ternative

Decatur Square MARTA Station

Newly Reconstructed Decatur Square Surrounded by Restaurants, Boutiques, and Services

[caption id="attachment_37" align="alignnone" width="300" caption="Church on Decatur Square"][/caption]

 

Typical Downtown Decatur Single-Family Home Architecture: Anti-Cookie Cutter

Downtown Decatur features mostly historic (1920's - 1950) brick, craftsman, and sided bungalows with some new construction infill sprinkled throughout the City.  Residents of Decatur are proud owners, which is shown in the well-maintained properties that have, for the most part, remained true to the vernacular of the features and characteristics of the year built. Each home boasts unique personality that distinguishes it from its neighbor while complementing and completing the progressive, artsy, and natural feel of the Downtown area. 

[caption id="attachment_32" align="alignnone" width="300" caption="New Construction Infill Home "][/caption]

Historic Bungalow

Historic Bungalow

Historic Brick Bungalow

Historic Brick Bungalow

Historic Craftsman Style Bungalow

Click on the following link for:

More information on the City of Decatur: http://ericamchampion.wordpress.com/2009/11/23/cityofdecatur/

A Visual Tour of Oakhurst, a Neighborhood in the City of Decatur: http://ericamchampion.wordpress.com/2009/11/23/oakhurst/

Oakhurst Neighborhood in Downtown Decatur: A Visual Tour of a Quaint Family-Oriented Village Ideal For Relocation in Atlanta, GA

[caption id="attachment_56" align="aligncenter" width="181" caption="Oakhurst Logo"][/caption]

Oakhurst is a neighborhood in the Southwest corner of the City of Decatur, Georgia.

Very much like the City of Decatur, Oakhurst is a family-oriented community predominated with historic craftsman style bungalow homes with a sprinkle of new construction homes that complement by maintaining the historic character of the neighborhood.

Oakhurst is a neighborhood in the Southwest corner of the City of Decatur, Georgia.

Very much like the City of Decatur, Oakhurst is a family-oriented community predominated with historic craftsman style bungalow homes with a sprinkle of new construction homes that complement by maintaining the historic character of the neighborhood.   Oakhurst also has its own town center, Oakhurst Village, which boasts restaurants, a pub, a coffee shop, a park, and services.

Oakhurst homes have maintained value in a similar manner as the greater City of Decatur, which posted nearly 10% appreciation, year-over-year, in 2008 (2008 Home Sales Report, Atlanta Journal Constitution and Smart Numbers).  This means that a great deal right now may be more rare; however, the price that is paid for an Oakhurst home today has a strong likelihood of being maintained and appreciating in the near future.  There are some new construction and historic foreclosure home properties available.  You can search at www.southernreo.com.

Newer Construction Craftsman Style Home

Historic Bungalow with Craftsman Style Features

Newer Construction Infill Craftsman Style Home

Newer Construction Infill Craftsman Style Home

Universal Joint - A Restaurant in Oakhurst Village

[caption id="attachment_62" align="aligncenter" width="300" caption="An Auto Repair Shop with the Nostalgic Aesthetics of the 1950's"][/caption]

[caption id="attachment_63" align="aligncenter" width="300" caption="Oakhurst Village - Park (foreground), Restaurants (background)"][/caption]

Click on the following links for:

More information on the City of Decatur: http://ericamchampion.wordpress.com/2009/11/23/cityofdecatur/

A Visual Tour of Downtown Decatur Square: http://ericamchampion.wordpress.com/2009/11/23/decatursquare/

30329: North Druid Hills, Briarcliff Area is a Convenient, Affordable, and Stable Home Price Submarket in Atlanta, Georgia

[caption id="attachment_200" align="aligncenter" width="450" caption="Conveniences of North Druid Hills "][/caption]

The North Druid Hills submarket of Atlanta is located east of Interstate 85 off of exit 89, north of Virginia-Higlands neighborhood.  Emory University and the Center for Disease Control are located directly adjacent to the North Druid Hills area. Surface streets deliver commuters to Midtown and Downtown Atlanta in just fifteen to twenty minutes during rush hour traffic. Expected conveniences abound in North Druid Hills – numerous grocers, drug stores, Starbucks – as well as some nice to have assets like a Target, Whole Foods, and the full-range of dining options.

The neighborhood is safe, well-educated, and offers high-quality schools.  Crime is relatively low with an index score of 4 of 10 for the zip code 30329 (Sperling’s Best Places, 2007), which is skewed upward because of the more seedy areas that lie north Interstate 285 outside of the North Druid Hills neighborhood, versus Atlanta’s index score of 9.  36% of the population in 30329 is college-educated compared to 25% of the general Atlanta population. Additionally, schools in the North Druid Hills area are high performing, with most schools reporting that at least 50% of students exceed defined comprehension test expectations (http://schools.ajchomefinder.com/, type in 30329 and select schools to compare).

With a median home value of $254,000 (www.zillow.com), home prices in the North Druid Hills neighborhood are affordable compared to the surrounding neighborhoods like Virginia-Highland ($394,000) and Morningside ($456,000).   Zillow.com, which relies on Realtor listings and sales for data, indicates that home values have fallen slightly during 2009, but this is likely more of a symptom of the economic woes rather than a permanent dent in residential values in North Druid Hills.  In fact, the 30329 zip code posted one of the highest home price appreciation rates in DeKalb and Fulton counties for calendar year 2008, with a 31% increase in the median home sale price over 2007 (“2008 Home Sales Report,” The Atlanta Journal Constitution).

The current lull in prices in North Druid Hills signals a limited opportunity window to get a home at a more discounted price than a year ago.  A couple of examples homes recently sold at a bargain are:

• 4-bedroom, 2 bathroom home on Houston Mill Road recently sold for $202,000.  The same home previously sold for $288,000 in 2006 and was appraised (by the DeKalb County Tax Assessor’s Office) at $279,000 in 2009.


• 3-bedroom, 2 bathroom home on Timothy Avenue recently sold for $174,000. Although there are no sales transactions for the property over the past ten years, the DeKalb County Tax Assessor appraised the property at $291,000 for the 2009 year.

Atlanta market overview: Be neighborhood smart when buying your home

[caption id="attachment_196" align="aligncenter" width="450" caption="Map of Atlanta Neighborhoods"][/caption]

The Atlanta real estate market has not had the sharp price escalations and plunges that Miami, Phoenix, and Las Vegas have endured.  But, pricing has collapsed since late 2007  as home owners seeking to sell their homes dropped prices amid swelling inventory and a smaller buyer pool as fewer prospective buyers meeting stricter lending criteria.

Metro Area	Peak Price Month	Price Appreciation(2000 to Peak)	Recent Price Trough Month	Total Price Decline from Peak (Trough or Current Price)
Atlanta	September 2007	8% Annual 64% Total	August 2009	25%
Phoenix	June 2006	13% Annual 127% Total	May 2009	54%
Miami	December 2006	16% Annual 181% Total	May  2009	50%
Las Vegas	August 2006	14% Annual 134% Total	September 2009(to date)	56%

SOURCE:  S&P/ Case-Shiller Home Price Index, released November 24, 2009

In fact, average pricing in Atlanta has dropped roughly 25% over the past two years since the peak price in September 2007.  This relatively substantial price decline helps prospective buyers segment their purchasing strategy into two main approaches:

• Stable values, not much opportunity for a steep discount: Buy a home in a neighborhood where pricing has remained stable through the Atlanta real estate downturn, either declining marginally since late 2007 or not at all.  The foreclosure concentration in that submarket will be low, offering limited opportunities for a “steal of a deal.” However, in a neighborhood where pricing has been less volatile, there is a greater likelihood of achieving value appreciation and lower likelihood of taking a loss on a sale in the nearer term. A foreclosure gem or two may be found, but most foreclosures will require updating (e.g., kitchen renovations, additional bathroom, new floors, etc.) and potentially other structural work.
  
  
  
  • Example intown neighborhoods include:
    
    
    
    • Buckhead (30305)
    
    
    • North Druid Hills/ Briarcliff (30329)
    
    
    • City of Decatur (30030)
    
    
    • Ansley Park (30309)
    
    
    
    
  
  
  
  


• Sharp peak and trough, secure a tremendous home price deal: Many transitional and new condo-heavy neighborhoods experienced a steep home price increase from 2004 through late 2007 as areas historically non-preferred became more attractive with a face-lift from investments in existing home renovations and new homes.  Transitional neighborhoods also tended to be the areas where a higher concentration of subprime lending occurred.  Subprime mortgages have proven to be much more susceptible to foreclosure, and the resulting concentration of foreclosures has pushed prices in these neighborhoods down significantly since the peak.  For prospective buyers seeking a great deal and willing to stay in a home for roughly five years, these neighborhoods are ideal for finding substantial discounts on foreclosure or short sale properties.
  
  
  
  • Example intown neighborhoods include:
    
    
    
    • West End/ Adair Park (30310)
    
    
    • East Atlanta (30316)
    
    
    • Ormewood Park (30316)
    
    
    • Cabbagetown (30316)
    
    
    • Home Park/ Atlantic Station (30363)
    
    
    • Midtown, primarily condos (30308, 30309)
    
    
    
    
  
  
  
  

EarthCraft House: Certified green-built, energy efficient homes in Atlanta, Georgia

[caption id="attachment_141" align="alignnone" width="300" caption="Custom EarthCraft Single-Family Home in Manget in Downtown Marietta"][/caption]

[caption id="attachment_14" align="alignnone" width="300" caption="Custom Hedgewood EarthCraft Home in Glenwood Park"][/caption]

[caption id="attachment_102" align="alignnone" width="300" caption="Hedgewood EarthCraft Cottage Home at Vickery"][/caption]

EarthCraft House is a program for home builders and developers that originated in response to Atlanta area real estate professionals seeking to encourage greener and smarter home and community development and establish the standards by which a home or community would be defined and certified as green. Available only in the Atlanta market at inception, the program now extends to Southeast region states including Florida,  South Carolina, Virginia, North Carolina, Alabama, and Tennessee.

An EarthCraft House certified home must be inspected at least twice during construction and score high enough on a variety of dimensions to receive the stamp of approval.  The criteria include: energy efficiency, durability, indoor air quality, resource efficiency, waste management, and water conservation. EarthCraft has an oversight board that updates the rigorous standards annually, so that standards remain current and relevant.

The EarthCraft certification is a useful tool for prospective buyers, because the certification signifies a wide variety of benefits and assurances.  EarthCraft construction does not simply indicate that a home only reduces environmental impact and monthly utility bills (two of the most widely recognized benefits).  EarthCraft certification also means that the home has:

• High quality construction;


• Lower toxicity materials and healthier air for its occupants (HVAC systems are more sophisticated and provide purer air); and


• More durable materials, components, and interior finishes, which means that the maintenance cost in the future is significantly reduced.

In addition, many of the builders in the EarthCraft program are recipients of awards for architectural and community design, so even the aesthetic quality of these homes tends to be superior.  For instance:

• Hedgewood Builders (www.hedgewood.com) has won awards for development of excellence, best design, and best in American living.  Some of the Hedgewood communities include:  Serenbe, Atlanta; Vickery, Forsyth County; Glenwood Park, Atlanta; Downtown Woodstock, Cherokee County.


• Brock Built (www.brockbuilt.com) has won awards for builder of the year, outstanding design, and more.  Some of the Brock Built new home communities located in Atlanta include the following Huff Heights, Dupont Commons, Habershaw at West Highlands, and Princeton Village.


• CCM Homes (www.ccmhomes.com) has won more than 40 awards for excellence in home building.  Both CCM Homes’ actively selling new home communities are located in Gwinnett County:  The Manors at Tree Lane and The Villages at Old Norcoss.

Downtown Atlanta: Busting at the seams with new apartments

[caption id="attachment_225" align="aligncenter" width="450" caption="Alexan 360 Apartments in Downtown Atlanta"][/caption]

[caption id="attachment_221" align="aligncenter" width="450" caption="Pencil Factory Flats - New Apartments in Downtown Atlanta"][/caption]

[caption id="attachment_216" align="aligncenter" width="450" caption="Marquis Vista Apartments in Downtown Atlanta"][/caption]

The area in and around Downtown Atlanta has historically been under-supplied with new construction or high quality rental product, but that has changed recently with the delivery of hundreds of new apartments in 2009.  Three new luxury Downtown area apartment communities – Alexan 360, Pencil Factory Flats, and Marquis Vista – have added nearly 1,000 luxury units offering the latest in interior finish and community amenities that the discriminating renter demands, including (but not limited to):

• 9 foot ceilings;


• Balconies and Downtown, Midtown, and Buckhead views;


• Interior corridors;


• Elevators;


• Granite countertops;


• Designer lighting;


• Wood cabinetry; and


• A mix of hardwood, carpet, and ceramic tile floors.

With a glut of new apartments and vacancies rising across Atlanta, substantial incentives are being offering in an attempt attract prospective renters to Downtown and sign on the dotted line at their apartment community.

• The Alexan 360 is a 592-unit apartment community located east of the Freedom Parkway/ Downtown Connector junction. With resort style amenities and more conventional floor plans, Alexan 360 will suit the renter looking for a more updated, urban version of a standard garden-style complex.  Special rents from $785 per month for a studio to $1,230 per month for a two-bedroom are made sweeter with a first month free offer.  The security deposit and parking fee are waived with approved credit.


• The Pencil Factory Flats are 188 loft-style apartments situated on top of 30,000 square feet of retail space.  Located directly across from the Martin Luther King MARTA station, Pencil Factory is less than one mile from Georgia State University and less than 0.25 miles from the Downtown Connector.  This apartment community will suit the renter looking for a more industrial-inspired loft-style open floor plan with high ceilings and oversized windows. Rents start at $925 for a studio to $1,725 for a three bedroom floor plan.  Pencil Factory is currently offering one free month of rent and including washers and dryers with the units.


• The Marquis Vista is a 204 unit apartment community located at Piedmont and Ralph McGill Blvd, roughly 0.5 miles northeast of Georgia State University and less than 0.1 miles to the Downtown Connector. A slight twist to more conventional apartment interiors, carpets are sage green and trim is painted a neutral accent color, which adds a warmth to the units which have a tendency to feel sterile or institutional.  Floor plans are more open than Alexan 360, but more conventional then Pencil Factory.  Currently rents are discounted approximately $250 off of original pricing.  One bedroom units start at $945 and two bedrooms start at $1,275.  Washer and dryers are being included with rent and security deposits have been reduced to $87.50.

Alexan 360: New apartments in Downtown Atlanta that offer great amenities in an insulated environment

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The area in and around Downtown Atlanta has historically been under-supplied with new construction or high quality rental product, but that has changed recently with the delivery of hundreds of new apartments in 2009.  Three new luxury Downtown area apartment communities – Alexan 360, Pencil Factory Flats, and Marquis Vista – have added nearly 1,000 luxury units offering the latest in interior finish and community amenities that the discriminating renter demands.

Alexan 360 (http://www.alexan360.com/) is the latest Atlanta area multi-family project for national real estate development powerhouse Trammel Crow.  Alexan 360 is located just south of Freedom Parkway and east of the Downtown Connector (Interstate 75 and 85). With 592 units total, this project is mammoth in scale.  Unique community amenities include two salt water pools, a state of the art fitness center with free fitness classes, carpeted interior corridors, a cyber lounge and theater room, and rooftop terrace and grilling area with skyline views of Downtown, Midtown, and Buckhead.  All units have balconies, designer light fixtures and faucets, nine foot ceilings, granite countertops and wood cabinets, and a mix of hardwood, carpet, and ceramic tile flooring.

Safety concerns are allayed with by providing only interior corridor access to apartments, several layers of controlled access from the street and parking garage, and numerous cameras providing constant surveillance of common areas and the parking garage. Residents can park on the same level as their apartment unit and avoid stairwells and elevators when walking to their unit.

Leasing commenced at the Alexan 360 in July and the community has only reached 14% occupancy so far.  In order to encourage a faster lease rate, Alexan is offering 15 – 20% reduced rents and other move-in specials.  Right now, a studio can be rented for as low as $785 per month, one bedrooms start at $870 per month, and two-bedrooms start at $1,230 per month.  To encourage immediate move-ins, $200 will cover all move-in fees and rent for the first month is free.  Security deposits and parking fees are waived with approved credit and there is no additional rent for a pet ($300 non-refundable pet fee is due at move-in, however).

Pencil Factory Flats: New apartments above retail in Downtown Atlanta, Georgia

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The area in and around Downtown Atlanta has historically been under-supplied with new construction or high quality rental product, but that has changed recently with the delivery of hundreds of new apartments in 2009.  Three new luxury Downtown area apartment communities – Alexan 360, Pencil Factory Flats, and Marquis Vista – have added nearly 1,000 luxury units offering the latest in interior finish and community amenities that the discriminating renter demands.

The Pencil Factory Flats & Shops (http://perennialproperties.net/index.php/site/apartments/pencil_factory_flats//?gclid=CMuAqdfD954CFSduswodtkhNJA) was developed by Perennial Properties, the same developer behind Highland West and Apex West Midtown that specializes in mixed-use multi-family and retail.  The Pencil Factory Flats & Shops consists of 188 loft-style apartments with 30,000 square feet of retail on the street level.  Retail and services at Pencil Factory currently include a barber, nail salon, dry cleaner, hair salon, and a boutique grocer.  Eventually Pencil Factory hopes to sign two or three eateries to complete the space.

Apartment units at Pencil Factory boast all of the latest in luxury unit finishes that a sophisticated apartment dweller seeks: stainless appliances, ten foot ceilings, oversized windows allowing ample natural light, courtyard or city skyline views, spacious closets, stackable full-sized washer and dryer, granite countertops, espresso finish cabinetry, and a mix of cement, hardwood, carpet and ceramic tile flooring.  Floor plans are very open and conducive to entertaining or flexible living. Loft units are available, which provide additional workspace or living space along with a half bathroom on a second floor.

Perhaps one of the most attractive features of Pencil Factory is its location.  It is across the street from the Martin Luther King, Jr. MARTA station, less than 0.25 miles from the Downtown Connector (Interstates 75 and 85), and less than one mile from Georgia State University.

Community amenities, in addition to the retail located on the ground level of the project, include a resort style pool with cabanas, a courtyard with grills for socializing, a cyber café, and state of the art fitness center.  In addition, two courtesy officers live on-site and the buildings and parking deck maintain several layers of controlled access to make sure that only residents and their guests can gain access to the common areas, resident parking, and apartments.

Pencil Factory Flats began leasing in July and are currently about 85% leased.  In order to get the last few units filled, Pencil Factory is running rent specials and offering one month of free rent.  While studio and one bedroom apartments start a little than some of the other new apartment communities in the area (studios now rent for $925 per month, one bedroom apartments start at $965 per month), two bedroom apartments are comparably priced at $1,250 per month, and rare three bedroom apartments are available starting at $1,725 per month.

Marquis Vista: Get a significant discount on apartments in Downtown Atlanta that are so new, construction is not yet complete

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The area in and around Downtown Atlanta has historically been under-supplied with new construction or high quality rental product, but that has changed recently with the delivery of hundreds of new apartments in 2009.  Three new luxury Downtown area apartment communities – Alexan 360, Pencil Factory Flats, and Marquis Vista – have added nearly 1,000 luxury units offering the latest in interior finish and community amenities that the discriminating renter demands.

Marquis Vista (http://marquisvista.com/) is the latest Atlanta area multi-family project in the Downtown Area.  Marquis Vista is located very convenient to Georgia State University, at the intersection of Piedmont and Ralph McGill. With 204 units total this project features unique community amenities including a salt water pool, state of the art fitness center with free fitness classes, all carpet interior corridors, a cyber lounge and theater room, and rooftop clubhouse with skyline views of Downtown, Midtown, and Buckhead.

All units have functional balconies wih 8 foot sliding glass doors and designer light fixtures and faucets, nine foot ceilings, granite countertops and wood cabinets, and a mix of hardwood, carpet, and ceramic tile flooring.  A unique feature of this apartment versus some of the other new apartments nearby are painted accent trim, sage colored carpet in the bedroom, and hardwood floors througout the kitchen, dining, and living spaces.

Safety concerns are allayed with interior-only corridor access to apartments, several layers of controlled access from the street and parking garage, and numerous cameras providing constant surveillance of common areas and the parking garage. Residents can park on the same level as their apartment unit and avoid stairwells and elevators when walking to their unit.  Additionally, an electronic programmed key provides ease access to the apartment, parking facility, apartment buildings, and common use facilities with one device.

Leasing commenced at the Marquis Vista in December, and the complex has signed 17 leases to date. In order to encourage a faster lease rate, Marquis Vista has dropped per month rental rates nearly $300 per unit.  Marquis Vista is offering a $99 sign and lease special (includes administration and application fee). Washer and dryers are being included with rent and security deposits have been reduced to $87.50. Also, and only for the near immediate term, Marquis Vista is not charging a premium for higher units or units with skyline views. One bedroom units start at $945 and two bedrooms start at $1,275.