[blazersman]

I'm pretty new to this forum, but figured I would reach out for advice. Work is taking me to Atlanta, so I was wondering if anyone had any specific advice as far as where I should be looking for housing since I have yet to step foot in the city.

I'll be working downtown and am primarily looking for a suburb with good school system for my 2 daughters - soon to be ages 4 and 1. We'll be looking for a 4 bedroom home. Ease of commute is obviously a factor, but from what I hear, there's not really an answer for Atlanta traffic.

Any other general advice?!

[shadow191]

It depends on your price point, but the schools north of downtown tend to be better. I work downtown and live in the city (Buckhead) which is north. But if you're looking for a 4 bedroom, those are pricey in my area, not a ton of single family homes that aren't mansions. But Sandy Springs or Brookhaven are pretty nice and only a couple of miles further. Try to find something on the Perimeter (I285) or right outside. East Cobb has good schools as well, some of my coworkers live there.

Atlanta traffic isn't as bad as a lot of people make it out to be. The issue is that people live way, way out in the suburbs like 35-50 miles away to get a giant house and then complain that they're stuck in traffic. If you live somewhere near the Perimeter, it's usually not more than 30-40 minutes. But if you live way up in north Gwinnett county, you're looking at 1.5 hours or more. I used to live in the suburbs, but then got a job intown and the commute was north of 1.5 hours most days so I moved intown. Gave up a 5 bedroom house, but it's a much better lifestyle to be in the city.

Houses south of the city tend to be cheaper, but the schools are much worse.

[blazersman]

Originally Posted by shadow191

It depends on your price point, but the schools north of downtown tend to be better. I work downtown and live in the city (Buckhead) which is north. But if you're looking for a 4 bedroom, those are pricey in my area, not a ton of single family homes that aren't mansions. But Sandy Springs or Brookhaven are pretty nice and only a couple of miles further. Try to find something on the Perimeter (I285) or right outside. East Cobb has good schools as well, some of my coworkers live there.

Atlanta traffic isn't as bad as a lot of people make it out to be. The issue is that people live way, way out in the suburbs like 35-50 miles away to get a giant house and then complain that they're stuck in traffic. If you live somewhere near the Perimeter, it's usually not more than 30-40 minutes. But if you live way up in north Gwinnett county, you're looking at 1.5 hours or more. I used to live in the suburbs, but then got a job intown and the commute was north of 1.5 hours most days so I moved intown. Gave up a 5 bedroom house, but it's a much better lifestyle to be in the city.

Houses south of the city tend to be cheaper, but the schools are much worse.

Great info! Keep the replies coming...

[cowpunk]

We just moved back to GA from KY.

I live in Lilburn. East of Town. Downtown is straight shot in Hwy 78 / Ponce De Leon. I have a 3 & 7 year old.

Gwinnett is less crowded than N. Fulton & Forsyth!!!

Marietta / Cobb is a nightmare...Top end perimeter sucks

However, for weekend drives Forsyth & Cobb have better access to N. GA

We use Mountain Park Elementary and Eastminster Church Day Care. Very pleased with both.

Virginia Highlands is very cool, however very pricey...lived there in the 90's

A good local Realtor will guide to the "right" neighborhood.

I work near airport / wife works near I285 / I-85

YMMV,
Cowpunk

[blazersman]

Originally Posted by cowpunk

We just moved back to GA from KY.

I live in Lilburn. East of Town. Downtown is straight shot in Hwy 78 / Ponce De Leon. I have a 3 & 7 year old.

Gwinnett is less crowded than N. Fulton & Forsyth!!!

Marietta / Cobb is a nightmare...Top end perimeter sucks

However, for weekend drives Forsyth & Cobb have better access to N. GA

We use Mountain Park Elementary and Eastminster Church Day Care. Very pleased with both.

Virginia Highlands is very cool, however very pricey...lived there in the 90's

A good local Realtor will guide to the "right" neighborhood.

I work near airport / wife works near I285 / I-85

YMMV,
Cowpunk

Awesome, thanks for the information. You're right, finding a good local Realtor will be huge. But being from out of town, sometimes they have hidden agendas so I would like to have as much knowledge as possible before looking! Thanks again...

[shadow191]

I grew up in Snellville and used to live in Lilburn as well, 78 wasn't too bad going into town, but it varied a lot. I have some co-workers who live in Snellville which is next to Lilburn and the commute for them is ok for the most part. They tend to come in a little early and leave a little early to avoid the worst of it.

N. Fulton is crowded, I wouldn't recommend driving GA 400 every day, I used to work right at 400/285 and from my office could overlook 400. It was a parking lot every day. Parts of Gwinnett are pretty crowded too. The I-85 corridor is where the density is for Gwinnett and if you pick somewhere north of the 316 merge, traffic is heavy.

Most of the suburbs do have transit buses that go into the city every day. Lots of people take those, it's a much more consistent commute time so it may be an option. A realtor can help, but you're correct in your wariness. I've been told things that ranged from exaggerations to outright lies.

Most of Atlanta's neighborhoods are decent. But the problem is that there's lots of pockets of bad neighborhoods right next door so it's hard to figure out if you're not from here. Generally speaking though if you stay north of I20 the areas tend to be better and have better schools. Gwinnett, Cobb, DeKalb, Fulton all have good schools for the most part.

[chandleerr]

alpharetta,milton,roswell,cumming. upscale great prices and only 30min drive downtown. but thats just me. would not live anywhere else

[goblue30093]

those are all good options. you are going to have to look around and figure out what is best for you. I personally like Shadow191's opinion most. I think Sandy Springs is a great option. I live in Duluth, but i work in Norcross so that makes more sense for me.

At any rate, welcome to atlanta buddy!

[blazersman]

Thanks everyone... anyone have an opinion on Mableton?

[shadow191]

Depends on what part of Mableton. If you're in the part near Vinings and Smyrna, it's ok. But if you're in the part near I20, it gets a little sketchy. I have no idea about the schools.

[Digitalinkartist]

Originally Posted by chandleerr

alpharetta,milton,roswell,cumming. upscale great prices and only 30min drive downtown. but thats just me. would not live anywhere else

Agreed. We live in Roswell. consistently rates in top 100 towns to raise a family. Highly rated schools, good access to food and shopping and a lot of relos from across the country. Area is developing nicely and poised to become a luxury living corridor with the addition of Avalon live work play community. It may help to know your general housing budget and size expectations. Welcome to the south.

[goblue30093]

Not only that but commuting out of Mableton to Atlanta will suck.

[CognitiveDistortion]

Alpharetta/Roswell/Cumming area are excellent. I wouldn't live anywhere else

[blazersman]

Appreciate all the information. How long of a commute would I expect to endure living in Alpharetta and working in northern downtown?

[chandleerr]

depending on when you leave but 45 min to 1 hr bc of traffic. no matter where you live there will be traffic. but the schools make it worth it.

[5tony]

Originally Posted by blazersman

Appreciate all the information. How long of a commute would I expect to endure living in Alpharetta and working in northern downtown?

Really depends on what you call "northern downtown" and what time you commute.

[goblue30093]

its all about timing with traffic.

[blazersman]

Originally Posted by goblue30093

its all about timing with traffic.

I hope you're right. I would be able to work from 7 to 3:30 or 4, so I hope to avoid some of the heavy traffic.

[Digitalinkartist]

With those hours, north side Atlanta, outside the perimeter (OTP) is a no brainer IMHO. Alpharetta, Milton, Roswell (basically any place along the 400 corridor) are a good bet. FYI 400 is the autobahn of the south outside of rush hour.

[332ijunkie]

I live in snellville, shops in Lawrenceville and my business partner lives in buckhead. Schools in the nicer burbs will be better than most in atlanta area. Traffic is frustrating trying to go into atlanta at times. Wife used to teach in dekalb and had no problems burning down 78 every morning.

[blazersman]

I appreciate all the information. I hope to make some visits soon to get a first hand experience on what to expect and where to be. What other advantages is there to living in Atlanta or Georgia in general? So far, I've come up with pros - no front license plate haha, a lot to do entertainment-wise, buyers market housing. Cons - pollen (my damn allergies is going to kill me I suspect), traffic, crowded atl area.

[chandleerr]

Con: Humidity in the summer!