Notes on buying, selling and living in Metro Atlanta, written from inside the market rather than above it.
Atlanta Neighborhoods
A 2026 guide to Morningside-Lenox Park: tree-lined streets, APS assignment, and what $700K to $1.5M buys intown.
Atlanta Neighborhoods
A 2026 guide to Candler Park: Little Five Points, Mary Lin assignment, BeltLine access, and what homes cost.
Selling a Home
Atlanta's balanced 2026 market changes negotiation strategy. Learn what works for buyers and sellers when inventory is up and neither side dominates.
Atlanta Neighborhoods
A 2026 guide to Tuxedo Park: Buckhead estate lots, privacy, school assignment, and what ultra-luxury buyers should know.
Atlanta Neighborhoods
A 2026 guide to Druid Hills: Olmsted's parks, the Emory corridor, historic preservation rules, and what homes cost.
Atlanta Neighborhoods
A 2026 guide to Ansley Park: Midtown location, historic architecture, preservation rules, and what homes cost.
Buying a Home
FHA or conventional? It comes down to your credit score, your down payment and the rate you can get. Here is the honest breakdown, without the
Buying a Home
How much house can you afford in Atlanta? Start with 28% of gross income, then work back from the rate and taxes you actually face.
Buying a Home
Need to buy in Atlanta? 3-20% down, 2 years tax returns, pay stubs, bank statements, 620+ credit, $6K-$15K closing costs. Complete checklist + timeline.
Buying a Home
Is early 2026 a good time to buy in Atlanta? Inventory up 25%, homes at or below list, real negotiating power and rates near 6%.
Buying a Home
Top mistakes Atlanta first-time buyers make: skipping pre-approval, not applying for $10K-$25K DPA, waiving inspection, ignoring commute times. Avoid these.
Buying a Home
How long to buy a house in Atlanta? 3-6 months total: 1-3 months finding a home + 30-45 days closing (7-14 cash). Complete timeline with real
