The Hidden Costs of Moving to North Metro Atlanta

by Sarah Maslowski

Thinking about relocating to the North Metro Atlanta suburbs? From Alpharetta to Gainesville, these areas offer beautiful neighborhoods, great schools, and easy access to the city. But before you pack your bags, it’s important to know the real costs of living here.

I’m Sarah Maslowski with KeyPoint Homes Group, and I’ve helped dozens of families relocate to Alpharetta, Buford, Cumming, Gainesville, and beyond. While these suburbs are amazing places to live, many people are surprised by the costs that come along with them. Let’s break down the hidden expenses you’ll want to budget for.

How Much Does Housing Cost in North Metro Atlanta?

Housing will be your biggest expense. The median home price in Metro Atlanta is about $500,000, but certain suburbs run higher.

Alpharetta & Johns Creek: Expect to spend $800K–$1M+ for most single-family homes.
Buford & Suwanee: Many homes fall in the $600K range.
Gainesville: You can still find nice homes in the $500Ks.
Lawrenceville & Monroe: More budget-friendly at $430K and up.

👉 Rule of thumb: Homes in the North Metro area typically start around $300,000, and pricing climbs quickly depending on location and amenities.

What About Property Taxes in Georgia?

Good news: Georgia’s property taxes are middle of the pack nationally—and often cheaper than what you’ll find in other states.

The average effective rate is around 1% of your home’s value.
In Forsyth County, rates drop to just 0.7%—a major savings compared to national averages.
Georgia also offers senior exemptions that start at age 62, with full school tax exemptions in many counties after age 70.

How Much Will Home Insurance Cost?

Home insurance is another area where Georgia shines.

Most homeowners pay $1,800–$2,800 per year.
Compare that to Florida, where premiums can hit $6,000+ annually.

I’ve worked with many clients moving from Florida who were thrilled to cut their insurance bills in half simply by relocating here.

Transportation: You’ll Need a Car

North Metro suburbs aren’t walkable like intown Atlanta. You’ll want to budget for:

Gas: Around $2.81/gallon, lower than the national average.
Peach Pass Lanes: Optional toll lanes that can save time but aren’t required.
Emissions Testing: Only required in 13 metro counties and usually less than $25 per year.

Utilities and Everyday Services

Your monthly bills may look different here compared to other states.

Power Bills: $200–$300 in summer, though newer energy-efficient homes are lower.
Natural Gas: Deregulated—shop around for the best rate.
Trash Pickup: Not included in property taxes; expect about $25/month.
Pest Control: Common in Georgia; most homeowners spend $200–$400/year.

HOA Fees: What to Expect

If you buy in a neighborhood with amenities, plan for HOA fees:

Standard neighborhoods: $600–$1,200/year.
Gated or country club communities: Several thousand per year.
55+ Active Adult Communities: $2,000–$3,000/year, still lower than national averages.

The Bottom Line

While housing prices in North Metro Atlanta can be high, other costs—like taxes, insurance, and utilities—are relatively manageable compared to many states. For many families relocating here, the tradeoff is worth it: you’ll get top schools, safe neighborhoods, and more house for your money than in big-city markets.