Alpharetta Real Estate Homes for Sale

Often when we ask people, particularly those relocating from Florida, their requirements for a new home in Alpharetta, they say they want to live in a gated community.  The reason is not so much exclusivity, but security.  They don’t understand that for all intents and purposes we have no crime.

So why in the world then would two of Alpharetta’s largest subdivisions just elect to gate their communities?  Read on to find out.

 

Currently there aren’t that many gated neighborhoods in North Fulton from which to choose relative to the over 700 existing subdivisions.  Because you don’t see that many gated communities when driving around town, indeed, you get the impression that there just aren’t very many of them.  However, when I did some research for this post there were more gated communities than I expected. On the east side there are thirty-five or so gated communities including the gated golf course communities of Country Club of the South, St. Ives, St. Marlo, a couple sections of Windward and in Forsyth County, Laurel Springs.  Other gated communities without golf are listed on the right where you can click to see homes for sale in each. These neighborhoods include  Amersee Lakes, Atherton Park, Centennial, Ellard, Haynes Manor, Quail Hollow, River Falls, Tavistock and Winthrop Park. On the west side of GA-400, you have fewer gated communities.  This is because it is more rural, less commercial and frankly, I think that gating for exclusivity or security is the furthest thing from peoples’ mind on the west side. That said, there are some gated communities west of 400.  Providence at Atlanta National has always been gated - and guarded.  The high-end, luxury homes at Greystone have always been gated.  Jennifer Oaks, a mid-range neighborhood off Mid-Broadwell Road has always been gated and one of the few moderately priced gated neighborhoods in the area. As they have been built, the new high-end neighborhoods have been gated:  The Manor, Lakeside at Ansley, Crabapple Brook, Chatham Park, etc. But now, two existing west-side neighborhoods are going the way of the gate.  Well, I take that back.  One is going the way of the gate; the other the way of the guard. Crooked Creek Votes to Add Gate and Improve Swim/Tennis Seventy-two percent of voting Crooked Creek homeowners recently decided to gate their community (along with approving a $4 million upgrade to their existing swim and tennis facilities.)  Crooked Creek is Milton’s largest neighborhood with 620 homes and six miles of roads within the neighborhood. The reason for gating the neighborhood?  Not crime.  Not even exclusivity.  Traffic.  The neighborhood reports that about 2,000 cars a day cut through Crooked Creek to get from HWY 9 to Francis Road.  That is about 1/4 to 1/3 of all the traffic on the main neighborhood road, Creek Club Drive.

Gated Neighborhoods East of GA-400.  Click to see homes for sale in that neighborhood. Abberley Towneship Ammersee Lakes Atherton Park Autry Township Cameron Crest Farms Centennial Citadella Country Club Of The South Ellard Enclave At Glen Abbey Grand Estates Of The South Windward Haynes Manor Haynesbrooke Homestead Horseshoe Bend Johns Creek Walk Jones Bridge Estates Laurel Pond Montclair Olde Taylor Farms Quail Hollow River Falls Riverside Park St Ives Stonewyck Tavistock The Gates At Johns Creek Willow Royal Winfield On The River Winthrop Park Woodvale Wrights Mill Commons Wyngate   Gated Neighborhoods West of GA-400.  Click to see homes for sale in that neighborhood. Atlanta National Chatham Park Clearbrooke Crabapple Brook Crabapple Pointe Five Oaks Farm Garrison Hill Glenayre Greystone Heatherton Hidden Forest Ivey Mills Jennifer Oaks Lakeside At Ansley Reminisce Roxbury Estates Stonegate Stonegrove Taimen On The River The Manor The Overlook At Litchfield White Columns Windsor

 

One obstacle in the way of Crooked Creek is that when and if it gates its neighborhood, it will then own and be responsible for the maintenance of the roads.  The City of Milton has a "road abandonment"policy that currently states that 100% of people living on a road must agree to take it private and bear that responsibility.  Before Crooked Creek can get approval to gate itself, either the city has to modify the policy that all residents be on board or there needs to be some more neighborhood arm twisting sessions.

The cost to a Crooked Creek home owner for a gate and new amenities?  An increase of $675 a year in HOA dues, which would basically double what they are currently paying for new dues of $1,425.

But what about the non-Crooked Creek resident.  Don’t they have rights to roads, too?  After all, these are roads that county taxpayer money has supported for the past 10-12 years.  Plus, the neighborhood is asking the City of Milton to make $600,000 in road improvements BEFORE they install the gates.  Does that sound fair to someone who doesn’t live there and lives in a neighborhood that likely needs road resurfacing more badly than Crooked Creek?

I totally understand that residents of Crooked Creek want to limit the cut-through traffic.  I’d want to if I lived there.  But I also understand how hard it is to get from east to west in Milton.  Most neighborhoods only have a single entrance and don’t offer any overflow options to crowed two-lane roads.  Before we know it, though, residents of Landrum Road, Nix Road, Wood Road, Summit Road will all want to close their roads to non-resident traffic.  Heck, Landrum Road residents have already tried it.

White Columns Adding Guarded Gate

White Columns is the second neighborhood on the list to add access control to its neighborhood.  I say "access control" because I’m talking about the section of White Columns that is already gated.  They are now adding a guard.  Why you ask?  Well, a lot of people, including many who lived in the non-gated portion of White Columns, knew the gate code and would use it to cut through the neighborhood to get from Freemanville Rd to Birmingham Highway.

The effect of cutting off the cut-thru will be to put more cross traffic on Nix Road, which is a dirt road in very mediocre condition, particularly when the new elementary school is complete in the Fall of 2009.  I’m sure the people on Nix Road will have something to say about this.

There will be no code access from the Birmingham Hwy back entrance to White Columns; the only way to get in that gate will be with a clicker.  Non-residents will have to get pass the guard on Freemanville Hwy.  I guess I’ll have to get my wife to make some more of those killer coffee-laced brownies to use as my guard bribes.  Hey, a realtor needs access.

The cost of the guard at White Columns?  About $1,000 a year in increased HOA dues and something like a $900 one-time assessment.

Questions for You

Which brings me to my questions for you:

1)  Would you pay more to live in a gated community?  Would you pay more for a guarded community?  Does it depend on which side of GA-400 you live?

2) Have the Crooked Creek residents figured out what they will do will people learn the gate code…and they will learn the gate code with some many residents in the neighborhood.  Will a guard be the next step at Crooked Creek?  Indeed, is a guard the only way to effectively keep out cut through traffic?

3) Has anyone thought about the impact on real estate sales?  As a realtor, I love gated communities for selfish reasons:  they limit public access.  No longer will the general public be able to drive through Crooked Creek on a Sunday afternoon and window shop. That is not good for "for sale by owners." To get in you will have to make an appointment with a realtor.  In White Columns, the gated section, I even heard that they were considering getting rid of for sale signs altogether.  Who needs them if the general public won’t we riding through?

http://www.alpharettarealestatehomes.com/00392A

By all accounts, Echelon a.k.a. The Georgia Tech Club, so far has not lived up to expectations.  Its rival high-end golf course community, The Manor, has done significantly better in terms of home sales and overall build out.

The Manor is not breaking any sales records, but Echelon has performed so poorly that people are wondering what the future holds - and this uncertainly has absolutely affected buyers’ decisions to not buy in Echelon.  I have personal experience on that front.

The developer at Echelon, The Melrose Group, has a track record of under performance as evidenced by Bloody Point in Hilton Head.

Enter Trump, or so the rumor goes.  Here is a man who appreciates a smooth seven iron from the middle of the fairway.  Trump is also no stranger to golf course development.  He has an entire portfolio of beautiful courses under the Trump National brand and courses outside the U.S. as well.

Plus, Trump is already building in Atlanta at the new Trump Towers of Atlanta, in midtown, so he is likely familiar with Alpharetta’s market demographics and the huge upside of investing in this area.

Trump could be the 6 handicapper in the shiny golf cart that rides in and saves the day at Echelon.  I’ve always maintained that Echelon is a diamond in the rough.  The golf course is outstanding and its advantage over The Manor is that it has acre-sized lots - and fewer of them, precisely because they are larger.  Echelon will be a smaller and perhaps more exclusive community once it is built out and we are 20 years down the fairway.

The proposed deal I heard rumored is that Trump would buy out the lender’s position at Echelon and complete the development with The Melrose Company, but again, this is all speculation.

Someone needs to step in, though, whether it is Trump or someone else.  A golf course as good as that one is a terrible thing to waste (and by the way, you can currently get a membership there for only $15,000 regardless of whether you went to the North Avenue vocational school ;-> ).

A Trump development in Alpharetta would be just another jewel in a crown of high-end developments (Prospect Park being the other big one) that is really putting Alpharetta on the map nationally. 

Let’s tee it up, Donald.  And I want strokes from "the Donald" just to say that I got them!

http://www.alpharettarealestatehomes.com/003928

I’ve written before of $100,000 price reductions for homes in Alpharetta, well, how about $1,000,000.  It is the season of giving, afterall.

This home in Echelon at 230 Traditions Drive is on the auction block starting at a price of $1,675,000.  The home is appraised at three million dollars and has been on the market for the last 14 months at $2,750,000.  With a lot of pressure on local builders who have been holding large inventories of "spec houses," it is time for this one to move.

This house built by I.Q. Homes is phenomenal inside and out.  It has everything and more you could want:  huge living spaces, four-car gargage, top of the line cabinets and fixtures, four fireplace, heavy trim and floorplan built for living as well as entertaining.  When you walk into this house you definitely say, "Awesome."

The basement is completly finished with top of the line entertainment area, theatre, exercise room, etc.  The exterior of the house has a pool with waterfall and broad walk out patio.  It is definitely impressive.

So, why has this house not sold to date?  First of all, there are twenty-six other homes in the 30004 zip code on the market for over $2,000,000, so there is some market competition.  Second, this house is in Echelon.  Echelon has been slow gathering development momentum:  the golf course is built and open (and it is a terrific track), but none of the other amenities have been constructed (although they are now starting) and some people think that marketing Echelon as The Georgia Tech club backfired.  Prospective buyers thought that if they hadn’t gone to Georgia Tech that they somehow wouldn’t be welcome.  They were worried that Echelon would be clickish, which isn’t the case.  None the less, market conditions and marketing strategy have left Echelon underachieving as a community, although I think that in years to come Echelon will be one of the more exclusive addresses in the area becuase it has larger lots and an outstanding golf course.

A couple of other factors working against the sale of this particular house are that it is not on the golf course.  The 1.1 acre lot is pretty steep and there is really no back yard to speak of; the pool and waterfall are cut into the slope behind the house and it is a great solution to a sub-optimal lot, but there is still no place to play soccer with the kids.

Finally, there are some high wire, low voltage power lines that run close by and some people may not like that although you never see them from inside the house.

The auction for this house started this past week and has been extended through December 3rd, maybe because they have not received an acceptable bid, but I can only guess. 

No doubt about it, this is absolutely the most and best house you will find at this price within 100 miles.  Feel free to contact me with questions.

http://www.alpharettarealestatehomes.com/0038EC

There was a house for sale on Bethany Bend for quite a while and they were offering a golf membership at The Manor as a buyer incentive.  Sounds nice to a golfer like me, particularly at The Manor, but I’ve always wondered why sellers don’t just lower the price by $50k because not every potential buyer is a golfer.

Well, the house didn’t sell.  Then they did lower the price and when they did they took away the golf incentive.  Go figure.

Yesterday, I found another house, though, that comes with a golf membership.  I wanted to bring it to your attention because it is a nice situation for people looking to downsize and who want to play golf.

Downsizing

In North Fulton there are a lot of people who moved here ten years ago to raise their kids, send them to good schools and get a bigger house.  Now the kids have graduated and the house is more than they want. 

However, these people are still working in the area and still have friends in the area.  This clientele is used to living in well appointed homes.  They don’t want to give that up; they just don’t need so much space. 

Townhome Options in Alpharetta and Johns Creek

Their solution has often been to buy some of the higher end townhomes and condos typically in Alpharetta at the likes of Academy Park (John Weiland, high $400’s) or Victoria Square (Peachtree Residential, low $400’s).

If they want to be east of GA-400 and closer to Peachtree Corners and Norcross, you have a lot more from which to choose including, Myers Park, Eaton Manor, Long Pointe and the cool new “Arts and Crafts” townhomes at Johns Creek Walk.  In all, there are 101 condo/townhomes for sale above $300k in Fulton County east of GA-400.

All this brings me back to my point, about which I bet you were wondering.  There is another option — one with golf and a yard and perfect for someone looking to downsize.

Laurel Springs:  Can it really be for downsizers?

Laurel Springs is a gated community in Forsyth County just north of Johns Creek.  It is about ten years old is family oriented with great amenities and has a Jack Nicklaus Signature course as its centerpiece.  Homes in Laurel Springs range up to a million dollars, with the average probably being around $700k.

There is a 4 BR / 3 BA all-brick home for sale in Laurel Springs for $500k that includes a golf membership and would be perfect for a couple looking to downsize and still wants a single family home.

The home is in perfect condition; it has two offices on the main level, two huge separate his and hers closets in the master, enough room for the kids and grandkids to come and visit, but not so much as to encourage them to stay too long!

Best of all, the home has gardens in the back stocked with tons of perennials.  This home has more upgrades in the garden than most homes have in the kitchen.

And then there is the golf membership.  Not only do you get to play a Laurel Springs, though, you get “cart fee only” golf at over 100 other reciprocating courses including Bear’s Best, just around the corner; Nicklaus Club at Birch River in Dahlonega; and Eagle’s Landing in Woodstock.

There is couples golf if your spouse plays and you would like to play together to socialize with other couples.  The Men’s Golf Association has 18 tournaments a year so there is always something going on and there is a Women’s Golf Association, too.  For the grandchildren who visit in the summer, there is a Junior’s program to help them learn the game.

I know that this house / garden / golf opportunity is just right for someone out there who wants to downsize and doesn’t really want to be in a townhouse or condo.  You have another option and this is it. 

That’s was good realtors are for:  helping you understand all your choices and helping to find alternatives for you.

http://www.alpharettarealestatehomes.com/0038BA

Since I made the original post, I’ve learned some more details regarding Hawks Ridge, in Ball Ground, which is just north of Alpharetta and Milton in Cherokee County. The club is the result of what must have been a boyhood dream come true. Two business partners and longtime childhood friends built a building products company that they eventually sold. I’m putting meat on the bones of the story as I understand it, but these two guys, Jensen and Nixon, probably played a lot of golf together growing up and always dreamed of building the ultimate golf course. And that they did. Hawks Ridge is a golf club, not a country club. The swim and tennis facility hasn’t even been built yet. They are waiting for 25 permanent homeowners before constructing the facility. Currently, there are 40 lots sold and 15 built and occupied. Once you purchase a lot, you have two years to build, but they have not been strictly enforcing that rule. There are no longer any “spec homes” being built in Hawks Ridge. It is a BYOB (Bring Your Own Builder) custom estate home community. The only check point is a design review. Golf membership does not come as part of the lot purchase. A membership is $75k; but if you own a lot it is reduced to $65k. The membership goal is 290 with an estimated 200 memberships already sold. In their pursuit of golf perfection, Jensen and Nixon not only have one of the top 100 designs in the United States, but have also made golf the number one priority. Like Atlanta National (a Pete Dye course in Alpharetta/Milton), there are no tee times. Just show up and play. Homes don’t line both sides of each hole so that you feel like you are playing through backyards instead of fairways. Rather, the holes adjoin each other and wrap around the big lake. Hawks Ridge is a well kept secret in these parts. There is very little marketing and publicity and it is off the beaten path. I sense the creators want it that way and they are able to achieve it because the club has no debt. The developers/owners don’t have to be in a hurry to sell out the lots…when they sell they sell. And in the mean time, they play golf. That’s the ultimate in golf.

http://www.alpharettarealestatehomes.com/0038B2