What You NEED to Know Before Making a Move to GA

If you're planning a move to Georgia, especially the Northeast Metro Atlanta area, there are a few things you absolutely need to know before packing your bags. Not every Georgia town is the same, and the differences can significantly impact your lifestyle, commute, and even your budget.

Growth and Development Varies by Town

In the Northeast Metro Atlanta region, you'll find a mix of fully developed, landlocked towns and others that are still growing. Towns like Flowery Branch have seen major development in the last decade, and some areas are still quite a drive from amenities like grocery stores. This ongoing growth means two things: change is constant, and there's still opportunity to buy in before prices rise.

It’s worth noting that buyers who invested in places like Alpharetta 15–20 years ago have seen their home values quadruple. While that’s not guaranteed everywhere, purchasing in an up-and-coming area can lead to strong returns in the long run.

Georgia Weather: The Sweet Spot

North Georgia has what many consider “Goldilocks weather”—not too hot, not too cold. Winters are mild, a big draw for people relocating from the northern U.S. And while summers are hot and humid, it’s not as extreme as Florida’s year-round heat.

Spring and fall are beautiful, especially October. Just be aware of “Georgia snow” in early spring—that’s the infamous yellow pollen covering everything. It’s a short-lived inconvenience for those gorgeous sunny days ahead.

Insurance and Property Tax Savings

Many people are relocating from states like Florida and Louisiana due to rising insurance costs and flood risk. In North Georgia, homeowners insurance averages $2,000–$3,000 annually, and most areas don’t require flood insurance—major savings.

Georgia is also known for lower property taxes. On average, expect to pay about 1% of your home’s purchase price annually. That’s significantly less than in states like New Jersey or Illinois. Retirees will be glad to know that Georgia is very senior-friendly when it comes to taxes. Many counties offer homestead exemptions that reduce the school portion of your property tax bill after a certain age, often at 65 or 70.

Home Prices and What You Get

While Georgia offers many financial perks, home prices in some parts of the Northeast Metro area can be steep. As of now, the average home price in the Greater Atlanta area is $516,000. Some towns, like Alpharetta and Johns Creek, have averages nearing $870,000. Cumming sits around $638,000, and Suwanee is at $657,000.

For a single-family home in most of these towns, expect to start around $350,000. That might get you about 1,800 square feet, but if you’re hoping for top-rated schools, a basement, privacy, and acreage, you'll likely need a larger budget.

New Construction vs. Character Homes

There are two types of buyers in this area: those seeking new construction and those wanting charm and character. While older homes on larger lots exist, in this region, “older” typically means 20–30 years old. You won’t find many historic Craftsman homes or mid-century modern gems here. Most of the housing stock is newer, and while you can find charm, it’s not the same as historic Southern architecture found in other parts of the state.

Many of the more developed towns don’t have much land left for new builds, so if you’re looking for a brand-new home, you’ll want to consider less-developed towns that still offer available land.

KeyPoint

Georgia offers a fantastic mix of lifestyle perks—mild weather, financial savings, a strong housing market, and diverse towns for every kind of buyer. But not all towns are created equal. Some offer walkable downtowns and top-tier schools at a premium, while others give you more space and potential for growth if you’re willing to wait out the development.

Before making your move, be sure to weigh your priorities—commute time, home size, school quality, taxes, and future growth potential—so you can find the best possible fit for your next chapter in Georgia.