Johns Creek, GA: #1 Best Suburb in USA?!

A recent article by Travel and Leisure listed Johns Creek, GA, as the number one suburb in the U.S. for affordable housing, top-rated schools, and excellent job opportunities. While this recognition is noteworthy, the characterization of Johns Creek as "affordable" might raise a few eyebrows for those familiar with the area. The Background of Johns Creek Johns Creek is located in North Metro Atlanta, adjacent to Alpharetta in Fulton County. Interestingly, Johns Creek was originally considered part of Alpharetta until it became its own city in 2006. The push for incorporation was driven by residents who wanted more localized governance to address zoning, development, and public services tailored to their community’s needs. Since becoming a city, Johns Creek has developed its own municipal government, complete with a mayor, city council, and various departments dedicated to local governance. Job Opportunities in Johns Creek One aspect that Travel and Leisure got right is the abundance of excellent job opportunities in Johns Creek. According to Census data, Johns Creek is among the wealthiest communities, with a median income of $130,000. Much like Alpharetta, Johns Creek boasts a strong presence of IT and technology-based jobs, attracting professionals from across the country. This economic vitality is a significant draw for many relocating to the area. Moreover, a new development called Medley is set to further enhance Johns Creek's appeal. This 52-acre mixed-use development will feature luxury residences, retail spaces, and lifestyle amenities. Medley, part of Johns Creek's new Town Center, is expected to create a vibrant community space and provide more job opportunities in the area. Top-Rated Schools in Johns Creek Another point in favor of Johns Creek is its top-rated schools. The suburb is home to about 14 public elementary, middle, and high schools, all of which boast impressive ratings on greatschools.org. Whether you're looking for an elementary school with a nine rating or a high school with a perfect 10, Johns Creek has educational options that rank among the best in the state. However, it's crucial for parents to do their own research beyond online ratings, such as visiting schools and seeking out opinions from other parents in the community. The Reality of Housing Costs in Johns Creek Now, let’s address the elephant in the room: housing affordability. Contrary to what Travel and Leisure suggests, Johns Creek is far from affordable by most standards. The average sales price of a home in Johns Creek currently sits just over $1 million, with the median sales price around $880,000. These figures are significantly higher than what the article reports, and they reflect the high demand for homes in this desirable suburb. Despite the steep housing prices, many people are willing to pay a premium to live in Johns Creek due to its excellent schools, strong job market, and beautiful surroundings. The suburb is known for its pristine, clean environment and its numerous amenities, including parks like Newtown Park and Autrey Mill Nature Preserve, as well as shopping options like Target, TJ Maxx, Whole Foods, and Hmart. KeyPoint Johns Creek, GA, is undeniably a fantastic place to live, offering top-rated schools, great job opportunities, and a high quality of life. However, the characterization of Johns Creek as an "affordable" suburb may be misleading. The reality is that this sought-after area comes with a hefty price tag. If you're considering moving to Johns Creek, it's essential to be prepared for the costs associated with living in one of the best suburbs in the country. While the suburb may not be affordable for everyone, it certainly offers a wealth of benefits for those who can afford it.

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The Top Reasons People Regret Moving to Georgia

The Northeast Metro Atlanta area has become a magnet for new residents, with families and young professionals drawn to the excellent school systems, convenient location, and plethora of activities. From parks and trails to shopping and dining, and major league sports, the area's proximity to downtown Atlanta offers the best of both worlds: enjoying a suburban lifestyle with easy access to the city. However, if you don't do your research, you may regret your decision. Overcrowding and Traffic One common complaint from locals is that Georgia is overcrowded and traffic is too bad. Many people who once lived in small towns have seen significant growth over the past decade, leading to frustration as farmland is replaced by new neighborhoods, stores, and restaurants. Our infrastructure struggles to keep up with the fast-paced growth, resulting in constant road work and traffic congestion. If you seek a rural area without much development or traffic, keep in mind that most parts of North Metro Atlanta are experiencing growth, and even small towns are likely to see development in the coming years. Weather Georgia's hot, humid summers can be a deal-breaker for some. While the weather attracts many due to the lack of extreme natural disasters and mild winters, those from milder climates may find the heat and humidity challenging. This summer has been particularly hot and dry, with temperatures often in the mid-90s and high humidity. If you're from a state with milder summers, consider visiting during July or August to see if you can handle the weather. Cost of Living The current average sales price for a home in the Greater Atlanta area is around $564,000. Some people find this unaffordable, especially with high interest rates. While there are more affordable parts of the state, the highly sought-after areas for their schools, location, and amenities come with a hefty price tag. It's essential to consider this before moving, especially if you plan to rent before buying. Homeowners Associations (HOAs) Many new developments in the Metro Atlanta area come with HOAs. About 90% of new neighborhoods have them, which can be a deal-breaker for some. While there are neighborhoods without HOAs, they are less common, particularly for new construction homes. Be aware that if you want to avoid HOAs, your options may be limited. KeyPoint These are a few reasons you might regret moving to Georgia. However, many people who relocate here find it to be a great place to live. If you have recently moved or are considering moving to Georgia, I would love to hear your thoughts. Does North Georgia sound like a place you want to call home, or do you think it's overpriced and overcrowded? If you're considering a move to Georgia, I want to be your real estate agent. You can reach out to me by clicking the link in the pinned comment below this video. If you're still deciding if Georgia is right for you, make sure to check out my other videos for more insights.

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A Tale of Two Real Estate Markets

Recently, someone commented on one of my videos saying, "Nobody is buying, stop lying," which made me laugh because despite what this person says, people are still buying houses. If they weren't, I wouldn't be sharing my stories about working with buyers and sellers day in and day out. However, we are experiencing a slowdown in some areas while others are moving full steam ahead. Real estate is in a very volatile position right now. There are some markets across the U.S. that are down significantly, and others that haven't seen a slowdown, with people buying and selling at the same rate as in the past three years. It's impossible to make blanket statements about our market here in the Northeast Metro Atlanta area because things are drastically different depending on which area you're talking about. Hot Markets: Let's start with where things are still hot. In Alpharetta, the median days on the market is just eight days. Most homes go under contract in just four days. People still want to be in this area for its great schools, proximity to Atlanta, shopping, restaurants, and jobs. The demand here is not slowing down anytime soon. We've seen a large increase in inventory in Alpharetta recently because sellers know they still have the upper hand. More homes on the market right now is good because we're in an inventory shortage. In John's Creek, one of the most expensive towns in our area, the median days on the market is only seven days. People are still moving to these areas and paying a premium for homes for all the same reasons they have been over the last few years. They see these homes as a quality investment. Slower Markets: If we look at Gainesville, the median days on the market is currently 24 days, and in Braselton, it's up to 34 days. This doesn't necessarily signify a market slowdown; it's more of a return to a normal market. Overpriced homes that don't have the quality to support their price aren't going to sell if the price isn't in line with the quality and comparables in the area. Buyers are being more cautious due to higher interest rates and are more critical of their purchases. Just because homes are sitting on the market longer doesn't mean they won't sell for a good price or won't have competition. A good house is still a good house, even if the overall market has had a slight drawback. For example, I had clients looking for a home on acreage under $425,000. A home that fit all their criteria was listed at this price and had a ton of interest after just one day on the market. Despite the competition, my clients wanted to make a lower offer. I had to explain that in such a hot market, a lowball offer wouldn't be accepted. This situation reminded me of clients back in 2020 who waited for prices to fall, thinking they could get a better deal. Fast forward to today, those homes they looked at for less than $375,000 are now easily $500,000. Waiting for prices to fall is not supported by market trends. Advice for Buyers: As a real estate agent, it's my job to tell you the truth so you can make a well-informed decision. Sometimes that involves readjusting your expectations of what you can buy in this market. If you're planning to stay in your next home for 10+ years, it's a great decision to buy now, even if it feels like you're overpaying. Spending $40,000 in rent over the next few years would be better spent on a home that fits your needs. If you need to negotiate on the price or ask for closing costs, target homes that have been on the market for at least two weeks. This shows the seller they have missed the mark price-wise and are more likely to negotiate. Foreclosure Misconceptions: Another misconception is that we will see a sudden influx of foreclosures. If someone falls behind on their mortgage, they likely have enough equity to sell and walk away with money. We are not going to have a ton of cheap homes hit the market. We are still at historically low inventory levels, and until we reach normal levels, home prices won't fall. Experts and economists predict that this sudden influx of inventory is nowhere near happening within the next five years. Keypoint It's crucial to weigh the pros and cons of staying where you are or making a move. Are you happy with your current space? Does it meet your living needs? If you're planning to be in your next home for a long time, buying now can be a great investment. If you're thinking about making a move to the Metro Atlanta area, I want to be your real estate agent. Reach out to me using the link below to book a strategy call, and we'll figure out the best plan for your move to Georgia.

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