ATLANTA is a rich, diverse eco-system of urban and suburban neighborhoods. The first this you’ll be asked, when referring to where you live is whether it’s ITP (Inside the Perimeter) or OTP (Outside the Perimeter.) Generally speaking, ITP is considered “The City” and OTP is “The Suburbs.” When you live ITP you will be close to the city center. When you live OTP you’ve bought a Minivan. Haha just kidding! It’s a Swagger Wagon. ITP is considered to have the more walkable neighborhoods and OTP has more private acreage. But wherever you choose to live, both Inside and Outside the perimeter have experienced significant and exciting growth in recent years and offer just about any environment one could ask for.
INTOWN (ITP)
ANSLEY PARK
If you’re looking for an affluent, historical neighborhood, then Ansley Park just might fit the bill. Located just east of Midtown and West of Piedmont Park, Ansley Park is a community of late 19th and early 20th century style architecture. Developed in 1904 by Rail and Real Estate Magnet Edward P. Ansley, it was one of the first neighborhoods designed for automobiles – which means the roads are wide and winding and there is a lot of green space. In fact, Ansley Park is so ripe with history that the National Register of Historic Places designates it as a Historic District.
ATLANTIC STATION
Atlantic Station is a vibrant live-work-play community where boutique shopping, local dining and innovative businesses are literally at your doorstep. Modern loft, condo and townhouse living are the hallmark of Atlantic Station and many of its buildings are LEED Certified. Located on the northwest edge of Midtown, Atlantic Station comprises three distinct areas that are lined along 17th Street between the Downtown Connector and Northside Drive, the District, the Commons, and the Village. Atlantic Station is a modern, forward-thinking community where living super close to boutiques, restaurants and nightlife is the way of life. In fact Atlantic Station is the national model for sustainable growth!
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AVONDALE ESTATES
Founded in 1924 by George Willis, the affluent neighborhood of Avondale Estates boasts gorgeous historical Tudor Revival homes, a thriving downtown area and amenities such as a lake, tennis courts, clubhouse, parks, and a swimming pool. With only 2960 residents Avondale Estates is known for its small town feel and friendly, close-knit community. Located just minutes from Downtown Decatur and Atlanta, Avondale Estates is a unique, traditional neighborhood in the heart of the big city.
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BROOKHAVEN
Ideally located just north of Buckhead, Brookhaven started out as a summer cottage community for Atlanta residents in the 1900’s. The city is defined by several distinct areas:
Historic Brookhaven boasts mansions and estates surrounding the Capital City Country Club.
Brookhaven Village starts just east of the Brookhaven MARTA station and offers single- family homes a short distance to the urban town center.
Lynwood Park is an emerging park of Brookhaven—tucked into Brookhaven just north of Windsor Parkway and east of Sandy Springs, in the last decade many of the older wood and cinderblock homes have been replaced by new construction, boosting the area’s appeal.
North Brookhaven was originally incorporated as “North Atlanta” and is home to two large parks, two major lakes and the historic Peachtree Golf Club (which was founded by Bobby Jones.) Decidedly suburban in nature, North Brookhaven boasts top rated public and private schools.
BUCKHEAD
Buckhead is many things to many people—third largest business district in Atlanta, high-end shopping and dining destination, expensive urban high-rise living, and affluent single family living. Basically, Buckhead encompasses most of the neighborhoods on Atlanta’s north side—from Northwest Cobb County, to Sandy Springs, to North Druid hills in DeKalb County to the east and then West to midtown. Rolling hills and stately mansions give way to its thriving urban center, marked by high-end hotels and Consulate Row. As a result, real estate is pricey in Buckhead.
CABBAGETOWN
Just east of Downtown Atlanta, Cabbagetown began its life in 1881 as the Fulton Bag and Cotton Mill. Housing to accommodate it factory worker were constructed between 1881-1922. And like many of the fringe neighborhoods around Atlanta, Cabbagetown started experiencing significant rebirth in the 1980’s, when it became a destination for artists and musicians. Today Cabbagetown is a funky community of varying style single family homes and loft living, courtesy of the Cotton Mill, which was converted to lofts in the early 2000.
CANDLER PARK
Candler Park is another awesome Historic district in Atlanta. This one comes courtesy of Coca-Cola magnate Asa Griggs Candler, who donated the land to the city in 1922. Thanks Coke! The Park, obviously, is where it all happens—golf, tennis swimming, soccer and now, thanks to a boundary change in 2005—Lake Claire. The neighborhood surrounding the park, also referred to as Candler Park, is loaded with Craftsman style Bungalows and late Victorians, eclectic shopping and dining and art galleries. Candler Park is a small in-town neighborhood with lots of green space.
CHAMBLEE
Located in Dekalb County, Chamblee is south of Dunwoody, southwest of Doraville, northeast of Brookhaven, and north of Interstate 85, which means it’s still an “in-town” city only it’s kind of in the suburbs. Chamblee is a shopping destination known for its “Antique Row” and The International Village—which was the first zoning in metro Atlanta that allowed for mixed-use development and championed livable, pedestrian-friendly neighborhoods. Although certain areas of Chamblee are still very industrial, the communities of Huntley Hills and Sexton Woods are anchored by single-family homes, Huntley Hill Elementary and Chamblee Middle School, respectively.
CHASTAIN PARK
Chastain Park is the largest city park in Atlanta, housing the popular Delta Chastain Amphitheatre, a horse stable and park. The surrounding community, bordering Sandy Springs on the North and Mt. Paran/Northside on the West, is decidedly affluent and upscale. Homes here are big and stately. Every November Chastain holds the Chastain Park Arts festival—it’s seriously one of the best arts shows in the city. And also, it’s in November, so you won’t sweat like a beast!
Learn more about Chastain Park
What’s on Chastain Park Arts Festival
COLLIER HILLS
Collier Hills lies between Buckhead and Mid-town has some serious history—I’m talking like Civil War Battle history. The Battle of Atlanta—get to know it if you’re going to live here. Hear that sound? It’s the squeaky wheels of my high school brain trying desperately to remember anything I learned about American History. Thank god for Google, right? Collier Hills also has, thanks to its enviable in-town location, three big parks and top-rated schools, the high home prices to match.
Learn more about Collier Hills
What happened in The Battle of Atlanta
DECATUR
Decatur is what a lot of people around Atlanta like to call an intown suburb. It’s got a great Downtown city square with lots of hip shops and restaurants (I’m looking at you, Iberian Pig.) It’s home to The Dekalb County City Hall (Hello jury duty!) It has several well knows colleges to help boost its economy (Whut up DeVry! Oh right, Emory is there too.) And its top rated schools and parks all serve to make Decatur very popular. Homes in Decatur are an eclectic mix of craftsman and bungalows in the city and classic ranches and the “5/4 and a door” in the outlying Decatur Suburbs. Decatur is also home to the Dekalb Farmers Market, one of the biggest, bestest, fresh and organic, international, low cost, flower-mart, specialty product markets around. It’s over 140,000 square feet. There’s a GPS attached to every shopping cart. Kidding. But call me if you get lost inside, I’ll send my rescue dog.
What’s on Decatur Arts Festival
DRUID HILLS
Listed in the National Register of Historic Places, Druid Hills is one of the most affluent intown suburbs in Atlanta and contains some of Atlanta’s most historic mansions. And it’s no wonder, since Druid Hills is yet another Atlanta Neighborhood Coca-Cola Magnate Asa Candler had a hand in creating. It’s also the location of Emory University, The CDC, the Druid Hills Golf Club and the Grammy Award winning Atlanta Boys Choir. If you haven’t heard them sing—find a video online and be prepared to be floored. Bonus: Even if you don’t live in Druid Hills, the Druid Hills Civic Association offers tours from March to November, so you can take in all that historical gorgeousness with none of the property-tax consequences.
EAST ATLANTA
With its own Facebook page and dubbed one of the best neighborhoods to live in by Creative Loafing in 2007 and 2008, East Atlanta has a lot to offer in (still) affordable intown living. With its warm, friendly neighborhood feel, hip restaurants and bars, and a great farmer’s market every Thursday, East Atlanta’s mix of new construction, post-war and craftsman style homes has something for everyone. Of course, you can’t really beat its proximity to downtown either. I’m assuming you know where East Atlanta is, yes? It’s East Of Atlanta.
Learn more about East Atlanta Village
EAST LAKE
According to Wikipedia, East Lake is the easternmost of the 238 neighborhoods in the City of Atlanta. East Lake is also home to Atlanta’s second oldest house (named Meadow Nook, built in 1856) – which means what? Yup-another Atlanta neighborhood loaded with history (and you’re probably wondering where the oldest house is, yes? Goodwin House, built 1831, located in Brookhaven.) After the Civil War ended, East Lake became a summer bungalow community. In the late 1990’s, spurred by economic growth, East Lake became a destination for urbanites looking for the charm and character of early 1900’s Bungalows. And yes, there is an actual lake in East Lake.
EDGEWOOD
With a nice inventory of affordable bungalows, an excellent retail district and a quick 3-mile trip to downtown (well, it’s quick if you take MARTA.) Edgewood is another in-town neighborhood whose time has come.
GARDEN HILLS
Garden Hills is a small neighborhood in Buckhead that was given Historic District Status in 1987. With its tree-lined winding streets, abundant green space, and amenities that include several parks, a rec center and pool, Garden Hills is decidedly affluent. And what city named Garden Hills would be complete without a Garden Club, Amiright? The homes here are an eclectic mix of early 20th century of Georgian, Tudor and Spanish Revival. And though it’s a Historic District, don’t be surprised to find modern newer construction as well.
GLENWOOD PARK
Glenwood Park is a newer mixed-use neighborhood known for its sense of community. The project transformed an obsolete industrial landscape into a walkable, complete neighborhood, with shops, apartments, townhouses, single-family homes, an elementary school, and central green space. Actually, according to Wikipedia, “the neighborhood is an example of New Urbanism, promoting a sense of community with walkable streets and closely spaced residential units that are mixed in with office, retail, and green space.” Its location is coveted for its proximity to the BeltLine, Inman Park and Downtown. And homes in Glenwood Park sell from the high$400’s and above because of all of the above!
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GRANT PARK
If you’re looking for historical architecture, close proximity to cool urban hotspots and 130 acres of public green space, then Grant Park just might be for you. Home to Zoo Atlanta, Grant Park refers to the oldest city park in Atlanta as well as the neighborhood around the park. A registered historic district, Grant Park’s diverse collection of bungalows, cottages and turn of the century Victorian architecture draws a diverse community. The Park is host to a Sunday Farmers Market and various festivals throughout the year.
HAPEVILLE
Hapeville is the city that gave birth to the very first ever Chick-fil-A restaurant. Although economically depressed after WWII, Hapeville began a rebirth in 2005, with young professionals seeking historic neighborhoods close to downtown Atlanta, (7 miles as the crow flies) and there has been a great deal of new residential construction, including single-family homes, townhomes, and upscale apartments. This new residential development has led to a revived historic downtown. It also doesn’t hurt that Porsche has taken over the old Hapeville Ford plant as its North American Headquarters.
HOME PARK
This cool little pocket of Atlanta sits near Atlantic Station and Georgia Tech. Because of its proximity to Tech, Home Park boasts a heavy student rental population, which makes it a great neighborhood for investment property. With lots of mature trees, walkable residential streets and proximity to mid-town shopping and dining, Home Park is quickly becoming more and more popular for in-town living. Fun fact–it was original developed as housing for workers at the Atlantic Steel Mill (aka Atlantic Station).
Learn more about Home Park
HOWELL STATION
Howell Station is one of those neighborhoods that are starting to cash in on its proximity to the BeltLine and development of Bellwood Quarry, which sits directly across from the neighborhood. Another neighborhood with interesting history–much of the area was destroyed during General William T. Sherman’s March to the Sea in 1864. Interest in the area was renewed when real estate developers in the 1890s laid out a grid pattern and subdivided the land into lots. Lots of character and charm here–look for Shotgun, Georgian cottage, Bungalow, Queen Anne cottage and Hall-Parlor style homes. New Construction is also starting to pop up.
Learn more about Howell Station
INMAN PARK
Some consider Inman Park the gold standard of In-Town living. It was, in fact, Atlanta’s first planned community and boasts an eclectic mix of bungalows, Victorian Mansions, new modern construction and loft-living. Inman Park’s vibrant community hosts the popular Spring Festival and Tour of Homes. The fact the Atlanta BeltLine runs through much of Inman has spurred much growth and development. Inman has also become a foodie paradise, with destinations such as Rathbun’s, Krog Street Market, Bartaco, Bread and Butterflies and Sotto Sotto at the top of the list. And then there are all the great little shops that will suck you in with their cuteness. We could go on, really. And if you’re wondering if there is an actual Park in Inman Park, well, yes there is.
KIRKWOOD
Another national historic designated neighborhood, Kirkwood is known for its 20’s style craftsman bungalows and cottages as well as the occasional Greek Revival. With lots of greenspace (including a community garden, eclectic restaurants like Dish Dive and The Pullman and an ideal location (4 miles from downtown Atlanta and 1 mile from Downtown Decatur) it’s no wonder the Atlanta Journal Constitution calls Kirkwood the “ideal community of Georgia”.
LAKE CLAIRE
Sandwiched between Kirkwood, Little Five and Decatur, the east-side neighborhood of Lake Clair sits on the Eastern Continental Divide (google it if you don’t know what it is – you will thank us for this fun fact.) And guess what else? Lake Claire doesn’t actually have a lake. The approximately 1200 homes her are am eclectic mix of Revival, Victorian, Bungalow, Craftsman, Modern and New Construction. This quiet little community is home to the Lake Claire Community Land Trust – which has a sweat lodge and hosts a drum circle every third Saturday of the month! Oh, and they have an Emu Sanctuary. Check it out – you will not be disappointed.
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Lake Claire Community Land Trust
LITTLE FIVE POINTS
As Wikipedia says, Little Five Points is renowned for its alternative culture, much of which is on display during the yearly Little Five Points Halloween Festival. Homes in the neighborhood range widely in style and price, with a lot of loft-conversions currently underway.
LORING HEIGHTS
Just north of Atlantic Station, Loring Heights is comprised of about 330 homes and boasts a lot of greenspace in an In town Community. And – HISTORY ALERT – like many Atlanta communities, parts of Loring Heights was used by Confederate Troops during the Civil War.
Today, with its proximity to Midtown and Atlantic Station, and the adorable bungalows that are being scooped up and renovated, prices in Loring Heights are creeping up.
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MIDTOWN
There is a lot going on in Midtown! First of all, it’s the second largest business district in Atlanta. Second, it has cultural attractions that attract about 6 million visitors annually. If you’re looking for a vibrant walkable Urban layout with easy access to public transportation, Midtown could be for you. Comprised of high rises, condos, lofts, and bungalows, you can still find various price points in Midtown, depending on the lifestyle you’re looking for. In recent years Midtown has upped its restaurant game and has become a foodie destination too. Don’t miss Midtown Restaurant Week and the insanely popular Music Midtown, which takes place every September!
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MORNINGSIDE/LENOX PARK
Want a renovated 1940’s Mansion? Or a small bungalow with all its period details intact? You’ve come to the right place! Historic Morningside is one of Atlanta’s most coveted neighborhoods. It has charm, character, historic architecture, walkable streets and a prime In-Town location next to the Virginia-Highlands. It even has its own nature preserve! Home prices in Morningside reflect its popularity for sure. Want a renovated 1940’s Mansion?
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OLD FOURTH WARD
Located just east of Atlanta, there probably isn’t another neighborhood that has changed as much in recent years than the Old Fourth Ward. First and foremost, O4W as the locals call it, is home the Martin Luther King Jr. Historic Site. Literally, it’s the birthplace of the Civil Rights Movement. The urban renewal that started in the 1980’s has created an In-Town neighborhood that is now known for access to the Atlanta BeltLine, The Ponce City Market and amazing converted loft living. Older Craftsman and Bungalow homes mingle with modern new construction, fine dining (We’re looking at you Rathbuns!) co-exists happily with food trucks. You can always get to know the neighborhood by taking one of their Historic Walking Tours.
ORMEWOOD PARK
Tucked in between Grant Park and East Atlanta, Ormewood Park is another friendly in-town pocket that has become known for its diversity, trendy restaurants, shops, greenspace and walkability. It’s also a quick trip to East Atlanta Village and a hop over Moreland for even more easy access to grocery stores and shops.
And Ormewood is also brimming with Craftsman style bungalows and cottages, many of which have been or are now being renovated. Those seeking period details, charm and character may very well find Ormewood a great fit. As the neighborhood continues to grow, prices continue to go up as well. A small renovated bungalow can easily command $500K these days.
Fun Fact: A trolley line was constructed in 1891and if you look closely you can still see the remains of the path at the northeast corner of Woodland and Delaware.
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PEACHTREE HILLS
Peachtree Hills is a cozy neighborhood tucked into a fabulous Buckhead location borders by Peachtree Rd. and Lindbergh Dr. Which means you will pay Buckhead prices for one of the many garden style or Craftsman homes located there. But with its access to Buckhead and Downtown, its quiet park like setting and obvious pride of ownership, it’s the kind of neighborhood we like to call Urban-Suburban. Peachtree Hills feels very tucked away from it all yet is totally in the middle of everything.
Would you believe us if we told you that you could by a lot for $500 in 1910? Sob.
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PONCEY-HIGHLANDS
Now referred to as a BeltLine Community, Poncey-Highlands has just about one of the best neighborhood websites we’ve ever seen. And since they say everything better than we ever could – here’s the link:
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REYNOLDSTOWN
Another neighborhood to benefit from the Atlanta BeltLine – Reynoldstown has become a vibrant, eclectic community – and winner of the 2014 Curbed Cup Atlanta Neighborhood of the Year. The architecture here is decidedly eclectic too. Period bungalows mixed with ultra-modern abodes (and a style referred to as “Modern Farmhouse” Hello!) and the newest mixed use development called Station R. Development is R Town is fast and furious these days – with plans to develop another mixed-use space called “Madison Yards” which will also abut the BeltLine.
The community is also the home of several historic landmarks, including the Trees Atlanta Headquarters and Nursery, Colgate Mattress Factory and the Atlanta West Point Railroad Depot. Reynoldstown is a historic district with pride of its past but with its v eyes firmly on the future.
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VIRGINIA-HIGHLANDS
Virginia-Highland or VaHI as the locals call it, is considered one of the most popular neighborhoods in Atlanta. With its fabulous location, its walkability and its amazing shopping and dining, it’s easy to see why.
Founded in the early 20th century as a streetcar suburb, it is named after the intersection of Virginia Avenue and North Highland Avenue, the heart of a busy commercial district at the center of the neighborhood. The neighborhood is famous for its bungalows and other historic houses from the 1910s to the 1930s. It has become a destination for people across Atlanta with its eclectic mix of restaurants, bars, and shops and for the Summerfest festival, annual Tour of Homes and other events.
Of course with its popularity comes high housing prices. Even a modest sized renovated Bungalow can command upwards of $700k these days.
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WEST END
Historic West End, located just 3 miles southwest of Downtown Atlanta, is on the National Register of Historic Places and as such its Architectural styles within the district include Craftsman Bungalow, Queen Anne, Stick style, Folk Victorian, Colonial Revival, American Foursquare and Neoclassical Revival.
Fun fact – West End was pioneer neighborhood for the BeltLine project in Atlanta. The first model mile was completed in the spring of 2008.
In addition Trees Atlanta planted 200 trees native to West End which will be part of a 22-mile (35 km) linear arboretum that will follow the BeltLine corridor.
Named 2015 Neighborhood of the year by Curbed, West End is getting hotter by the minute. It’s an in-town suburban community on the BeltLine, which is harder to find than a unicorn. The homes here tend to be larger and because it’s on the National Register the community is committed to preserving its historic homes. Seriously – the people who live here love the community so much they even have their own tee-shirt. Check it out…
