Moving to Atlanta: a home buyer's guide to the metro
Metro Atlanta is not one market. It is a dozen counties strung along a few highways, and where you buy decides your commute, your school district and your tax bill.
Inside the Perimeter vs outside it
I-285 — the Perimeter — rings the core of the city. Inside it (ITP) you find intown Atlanta, Decatur, Brookhaven and much of Sandy Springs: older homes, smaller lots, walkable pockets and higher prices per square foot. Outside it (OTP) you find most of the suburbs: newer subdivisions, bigger lots and more house for the money. Locals use ITP and OTP constantly; now you know what they mean.
The corridors
Most of the metro grew outward along the interstates and GA-400. Picking a corridor is the first decision, because crossing between them at rush hour is slow.
| Corridor | Direction | Cities along it |
|---|---|---|
| GA-400 | North | Sandy Springs, Roswell, Alpharetta, Johns Creek, Cumming |
| I-75 north / I-575 | Northwest | Smyrna, Marietta, Kennesaw, Acworth, Woodstock, Canton, Cartersville |
| I-85 north | Northeast | Duluth, Lawrenceville, Suwanee, Buford, Gainesville via I-985 |
| I-20 east | East | Decatur area, toward Loganville |
| I-75 south | South | Stockbridge, McDonough |
| West | West / northwest | Dallas in Paulding County |
Counties matter more than cities
In Georgia, schools, property tax and many services are organized by county. Most public school systems are county systems (a few cities, such as Atlanta, Decatur, Buford and Marietta, run their own). Two homes a mile apart on either side of a county line can have different schools and different tax bills. Look at Fulton, Cobb, Gwinnett, Forsyth, Cherokee and Henry County pages to get a feel for each.
Test the commute before you commit
Drive from a candidate home to your workplace on a weekday at the time you would actually leave. Distances in Atlanta mislead; a 15-mile drive along one corridor can take longer than 25 miles along another. If you will use MARTA rail, check how close the nearest station really is.
Buying from out of state
- Get pre-approved before your scouting trip so you can offer while you are here.
- Ask your agent for video tours and to walk the street, not just the house.
- Georgia closings can be done by mail-away with the closing attorney, so you need not fly back to sign.
- Never wire money based on emailed instructions — call the attorney's office at a number you looked up yourself.
Rent first, or buy straight away?
If you do not know the metro, a six to twelve month lease in the area you think you like is a cheap way to find out. If your job location is fixed and you have scouted well, buying straight away saves a second move. See rent vs buy in Atlanta.
A three-day scouting trip plan
- Day 1, morning rush: drive from your top two areas to your workplace at the time you would really leave. Note the time.
- Day 1, afternoon: tour four to six homes in your first-choice area with your agent.
- Day 2: repeat in your second-choice area, plus the evening commute home.
- Day 2, evening: walk the streets you liked. Visit the grocery store, the park, the nearest school.
- Day 3: second showings on the top two homes, then sit down with your agent to price an offer.
Georgia things newcomers don't expect
- Due diligence, not inspection contingencies. You get a set number of days to inspect and walk away for any reason. See the due diligence period.
- Attorney closings. An attorney conducts every closing; out-of-state buyers can usually sign by mail-away.
- Homestead exemption by April 1. Not automatic, and it lowers your tax bill.
- Red clay and slopes. Grading, drainage and crawlspace moisture deserve attention in inspections.
- Termite letters. Termites are common in Georgia; the wood infestation report is standard.
- Septic outside the core. Many suburban and rural homes are not on public sewer.
What to ask your agent as a newcomer
- Which areas fit my commute and budget that I haven't thought of?
- Which school systems serve the areas on my list, and are any rezoning soon?
- How do property taxes compare between the counties I'm considering?
- Which homes here are on septic or well, and what does that mean for inspections?
- Can you do live video tours for homes I can't see in person?
Common questions
What does ITP and OTP mean in Atlanta?
Inside the Perimeter and Outside the Perimeter — whether a place is inside or outside I-285, the interstate loop around the core of the city.
What are the most affordable suburbs of Atlanta?
It changes with the market. Our live ranking of the most affordable cities near Atlanta is recomputed daily from active listings.
Can I buy a house in Georgia without being there?
Yes. Tours can be done by video and closings by mail-away through the closing attorney. Seeing the area in person at least once is still wise.
Are Atlanta schools run by the city or the county?
Mostly by counties, though a few cities, including Atlanta, Decatur, Marietta and Buford, run their own school systems. Always verify a home's assigned schools with the district.
How do I compare property taxes between Atlanta counties?
Ask for the current tax bill on homes you like, then remember it will be reassessed after a sale. Your bill depends on the home's value, the 40% assessment ratio, the combined county, city and school millage, and the homestead exemption you file for by April 1.
Read next
General information for Georgia home buyers, not legal, tax or lending advice. Loan programs, rates, limits, tax rates and insurance terms are set by lenders, agencies, counties and insurers and change — confirm current figures with them, and have your closing attorney review anything you sign.