Some homes are built to impress. This one was built to be lived in—fully, joyfully, and without compromise.
Set on two private acres in Tuxedo Park, this estate has been reimagined from the studs over the past year into something Buckhead has never seen. The main level is flooded with natural light, anchored by a two-story Great Room and a kitchen designed for both everyday life and grand-scale entertaining, complete with a separate commercial chef’s kitchen for catering and events. The adjacent family room—with its bar, pool table, and soaring 18-foot ceilings—strikes that rare balance of impressive and inviting. The biggest challenge you’ll face is deciding where to spend your time.
The main-floor primary suite is a destination unto itself, with a spa-caliber bathroom and custom closet that redefine the standard. A second equally compelling primary suite awaits upstairs, along with three additional bedroom suites, an office, and a commercial laundry room.
Step outside and the backyard reveals itself in layers. A regulation sport court handles basketball, pickleball, and whatever else the day calls for. Beyond it, a lawn stretches to the tree line—as expansive as a soccer field, completely private on all sides. The pool complex is unlike anything in Buckhead: an infinity lap pool spills into a lower pool with a lounging shelf sized for water volleyball, while a hidden swim tunnel reveals a private cove surrounding a sunken fire pit. Gas torches and color-changing LEDs transform this space into something almost theatrical after dark.
The terrace level is pure recreation. A two-lane bowling alley. An arcade. A bar and lounge. An immersive cinema-style theater with stadium seating. A golf simulator. A bunk room where kids can spend entire weekends without coming up for air—and with direct walkout access to the backyard, they won’t have to.
The third-floor wellness center completes the picture: a window-lined gym overlooking the grounds, a massage room for two, hybrid sauna, cold plunge, and an artfully designed steam room with ergonomic seating for several. An elevator connects every level.
Back on the main floor, you’ll find an intimate dining room, library, and office, finished in rich, moody tones—a deliberate contrast to the bright openness throughout the rest of the home. Four garages accommodate the collection. Georgian columns frame the front entry, while separate gated motor courts—one for family, one for guests—ensure arrivals are as considered as everything else.
This is a home for those who believe you only live once and intend to make the most of it.
Tuxedo Park is the undisputed top-shelf neighborhood in Buckhead. The rich history of this area goes deeper than many residents may realize. This early Atlanta suburb was only woods and farmland at the beginning of the 20th century, but that quickly changed. Wealthy Atlantans began building homes along Paces Ferry around 1904, many used as summer or country estates with farm animals and extensive gardens. Tuxedo Park expanded North several blocks from there and has kept its refined Southern elegance ever since.
The Tuxedo Park Civic Association holds social events, hires private security officers, and generally keeps the neighborhood connected despite the mostly gated and secluded estates. With its historic mansions and picturesque landscaping, Tuxedo Park is aptly named for this sophisticated neighborhood of magnificent residences. Some of the finest estates in Buckhead are located in the prestigious Tuxedo Park neighborhood.
Although the city of Atlanta has grown to surround this once-remote area, the neighborhood still maintains an aura of seclusion and escape. The manicured grounds and varied architecture of the homes give the neighborhood a formal air befitting its name.
The $1.8 million Buckhead home is now the norm. That’s the headline from 2025—single-family homes in Buckhead now average $1,801,869, up nearly 60% from $1.13 million just seven years ago. It’s a number that would have seemed unfathomable a decade ago, yet here we are, marking the seventh consecutive year of price appreciation in Atlanta’s most coveted neighborhood.
But 2025 wasn’t defined by a single record-breaking sale the way 2024 was. Instead, it was a year of recalibration—a market catching its breath after the frenzy of the pandemic years while still demonstrating remarkable resilience at the top. Transaction volume pulled back, but prices held firm. Buyers grew more selective, but exceptional properties still commanded exceptional prices.
The year’s top sale carried a familiar address. In April 2024, I represented the seller of 3391 Tuxedo Road when it sold for $19.8 million—the all-time residential record for metro Atlanta. Eleven months later, that same Scandinavian Modern masterpiece by Siegel Construction resold for $15.75 million after the buyer’s circumstances changed. It’s perhaps the first time in Buckhead history that the same home was the number one sale two years in a row.
Buckhead’s real estate market in 2025 continued a pattern we’ve observed since interest rates began climbing in 2022: transaction volume remains constrained while prices push to new highs. This isn’t a contradiction—it’s classic supply-side economics at work.
Single-Family Homes:
Condos & Townhomes:
The inverse relationship between volume and price has become the defining characteristic of this market. Sellers who don’t need to sell are staying put, particularly those locked into sub-3% mortgages from 2020 and 2021. This creates scarcity that benefits those who do list—and explains why prices continue climbing even as fewer homes change hands.
Consider the trajectory: from 1,437 single-family sales in 2021 to just 716 in 2025. That’s a 50% decline in four years. Yet over that same period, the average sale price increased from $1.36 million to $1.80 million—a gain of more than $440,000 per home.
The top 10 sales of 2025 totaled $84 million, with an average sale price of $8.4 million. While that’s down from 2024’s exceptional $109 million (inflated by the record-setting 3391 Tuxedo Road sale), it represents a normalization back toward 2022–2023 levels rather than a retreat.
To make this year’s list, a property needed to sell for at least $6.8 million—the threshold for the final two spots. Several themes emerged:
Tuxedo Park dominates. Five of the top 10 sales were in Tuxedo Park, reinforcing its status as Metro Atlanta’s most prestigious address. Looking back over the past four years, 13 of the 40 top sales (32%) have been in this single neighborhood.
“New” commands a premium. Seven of the 10 properties were either newly built or extensively renovated. Buyers at this level want turnkey—they’re paying for the vision, the craftsmanship, and the convenience of walking into a finished home. Notable teams behind this year’s top sales include Siegel Construction (two properties), Tish Mills Interiors (two properties), Harrison Design, and Stan Dixon.
This trend shows no signs of slowing. I’ll be bringing a Siegel Construction masterpiece on Knollwood Drive to market in spring 2026—a 16,225-square-foot estate on 1.58 hilltop acres in Tuxedo Park, that’s poised to set a new construction record. And I recently presold a visionary Steven Kemp-designed and Create Fine Homes-built estate on Woodvale Drive for over $10 million off-market before completion. In this market, exceptional new construction doesn’t wait for buyers—buyers wait for it.
The condo market is evolving. The Graydon penthouse at 2520 Peachtree Road sold for $8.7 million—$1,239 per square foot—making it the only attached home on the list. That premium reflects a broader shift: Kolter Urban, the developer behind both The Graydon and The Dillon, has now launched sales for Elyse Buckhead, a 20-story, 194-unit tower at 102 West Paces Ferry Road next to the St. Regis. With pre-sales underway and groundbreaking planned for mid-2026, Elyse is expected to command the next wave of luxury condo demand. In Buckhead’s high-rise market, new is always an advantage—and Kolter Urban has proven they understand what these buyers want.
While Buckhead’s luxury segment continues to perform, the broader Metro Atlanta market is showing signs of transition. The S&P Case-Shiller Index for Atlanta turned slightly negative in late 2025—the first annual decline since the pandemic surge began. Active listings across the metro have increased 40–50% year over year, and days on market have stretched from roughly 17 days at the peak to 40+ days today.
These are signs of a market moving from seller-dominated conditions toward balance. For much of Atlanta, 2025 was about adjustment—buyers gaining leverage, inventory normalizing, and the frenetic pace of 2021–2022 becoming a memory.
But Buckhead operates differently. The fundamental constraint here isn’t demand—it’s supply. There are only so many lots in Tuxedo Park, only so many homes on Habersham Road, only so many opportunities to live in one of the most established luxury enclaves in the Southeast. You can build new subdivisions in Forsyth County. You cannot create more Buckhead.
I spend nearly every day immersed in this market, and my read heading into 2026 is bullish, but not overconfident.
Here’s why I’m encouraged:
Inventory is improving. More sellers are coming to terms with the current rate environment and choosing to list. This creates opportunity for buyers who have been waiting on the sidelines.
Rates appear to have stabilized. After averaging around 6.7% in 2025, most forecasters expect 30-year mortgage rates to hover between 6.0% and 6.3% through 2026. That’s not the sub-3% environment of 2021, but it’s no longer a shock to the system. Rates ended 2025 at 6.15%—the lowest level of the year.
Here’s the wildcard: if rates dip into the 5% range, it could fundamentally change the equation. Jeffrey Sprecher, the Buckhead resident who serves as founder and CEO of Intercontinental Exchange, put it succinctly in the Atlanta Business Chronicle: “There will be a psychological release when mortgage rates start with a 5.” He’s right. That single digit could be the tipping point that unlocks both pent-up buyer demand and—critically—convinces homeowners sitting on low-rate mortgages to finally list. If that scenario materializes, expect a meaningful uptick in transaction volume on both sides of the market.
Atlanta’s fundamentals remain strong. The metro added 64,400 residents last year and now ranks as the nation’s sixth-largest MSA. Corporate relocations continue, and the 2026 FIFA World Cup will bring global attention (and an estimated $500 million to $1 billion in economic impact) to the city.
Buckhead is not a commodity. This is the point I emphasize to clients more than any other. A production home in a new subdivision competes with dozens of similar options. A home in Buckhead competes with a handful—if that. Limited supply will always support values here. These properties aren’t just places to live; they’re assets with enduring appeal.
My expectation is that 2026 will see modest gains in both transaction volume and prices—nothing dramatic, but continued forward progress. The rapid appreciation of 2021–2023 (12%+ annually) has moderated to the 2–3% range, which is sustainable and healthy. Buyers who find the right property shouldn’t hesitate, and sellers who price appropriately will continue to achieve strong results.
Sold February 13, 2025 6 BR | 8 Full, 2 Half BA | 20,000 sq ft | 3+ acres | Tuxedo Park
This Scandinavian Modern masterpiece by Siegel Construction and Design set Atlanta’s all-time residential sale record at $19.8 million in March 2024—then resold just 11 months later for $15.75 million. Sited on a premier lot adjacent to the Governor’s Mansion, the home features a dramatic three-story blackened wood accent wall, radiant-heated outdoor living spaces, and interiors designed by Sherry Shirah.
Sold April 18, 2025 5 BR | 7 Full, 4 Half BA | 12,429 sq ft | 1.93 acres | North Island Estates (Sandy Springs)
Named “Antillia,” this newly constructed estate redefines contemporary luxury in the exclusive North Island Estates enclave. Imported oak flooring, bespoke materials from around the globe, and an open floor plan that seamlessly connects indoor and outdoor living.
Sold February 18, 2025 5 BR | 5 Full, 1 Half BA | 7,021 sq ft | ~1,400 sq ft terraces | The Graydon Buckhead
The only condominium on this year’s list, this full-floor 21st-story penthouse commands $1,239 per square foot—the highest price per square foot among the top 10. With 360-degree views, Venetian plaster walls, and two outdoor fireplaces, it represents the pinnacle of Buckhead high-rise living.
Sold July 17, 2025 6 BR | 7 Full, 2 Half BA | 11,066 sq ft | 2.3 acres | Londonberry (Sandy Springs)
This European-inspired estate by Harrison Design features a dramatic floating stairway, iron windows throughout, bespoke millwork, and Savant whole-home automation. The 2+ private acres offer room for a future tennis, pickleball, or basketball court.
Sold October 14, 2025 5 BR | 6 Full, 3 Half BA | 8,117 sq ft | 1.63 acres | Tuxedo Park
The historic Bobby Jones residence—gifted to the legendary golfer by the City of Atlanta after his 1930 Grand Slam. Legend holds that Jones and Cliff Roberts conceived the Masters Tournament in the home’s original wood-paneled study, which remains intact. Meticulously reimagined by Firelight Homes and Tish Mills Interiors for the 2024 Holiday Showhouse.
Sold November 12, 2025 6 BR | 7 Full, 3 Half BA | 10,744 sq ft | 1.72 acres | Tuxedo Park
A grand 1955 Buckhead classic brilliantly reimagined by Buckhead Development and Tish Mills Interiors. New walls of steel windows and doors, reclaimed white oak flooring in a contemporary chevron pattern, and a striking leaded-glass skylight above the restored curved staircase.
Sold January 31, 2025 8 BR | 7 Full, 1 Half BA | ~10,000 sq ft | 1.4 acres | Tuxedo Park
This Tuxedo Park estate closed privately after being withdrawn from the MLS—a transaction visible only through tax records. Interior finishes by Source, Venetian plaster walls and ceilings, and custom iron doors and windows by Mike Hammersmith.
Sold November 14, 2025 9 BR | 9 Full, 4 Half BA | 16,210 sq ft | 2 acres (gated) | Sandy Springs
Marketed as “Solène at Harris Trail,” this French Provincial estate features a tree-lined drive with twin fountains, a double-height rotunda library, wellness retreat with infinity-edge soaking tub, and a full-sized lit sports court.
Sold March 12, 2025 5 BR | 6 Full, 1 Half BA | 8,112 sq ft | 1.17 acres | Peachtree Heights Park
This 1935 European masterpiece was reimagined by renowned Atlanta architect Stan Dixon. A limestone-floored foyer with elegant curving wrought-iron staircase, 11-foot ceilings, and French doors opening to the pool and gardens.
Sold November 12, 2025 5 BR | 6 Full, 2 Half BA | 8,682 sq ft | 1.15 acres | Chastain Park
The only true new construction in the top 10, built by Siegel Construction and Design. Located half a mile from Chastain Park’s amphitheater, tennis courts, and golf course. Painted brick and stone exterior, copper gas lanterns, Venetian plaster interiors, and a chef’s kitchen with Wolf and Sub-Zero appliances.
Ben Hirsh is Buckhead’s leading luxury real estate broker and publisher of The Buckhead Paper and Buckhead.com. Contact him at Ben@buckhead.com.
Completely reimagined and meticulously renovated, this Norman Askins-designed home is perfectly set in prestigious Tuxedo Park on Woodhaven Road. The home delivers a spacious floorplan and sophisticated living on 1.24 private acres. The transitional European architecture by Norman Askins—with a striking new cedar roof—sets the tone for a home that balances timeless elegance with a fresh, refined sensibility throughout.
Enter through the foyer with its herringbone marble floors into light-filled living spaces where new custom iron-and-glass doors and floor-to-ceiling windows frame views of the heated pool, spa, and manicured grounds. The chef’s kitchen anchors the main level with an oversized island, leathered granite surfaces, and three fully equipped butler’s pantries—complete with beverage station, wine storage, and a pass-through to the outdoor grilling area. One of my favorite rooms in the home is the elegant den tucked away beyond a speakeasy-style bar. With vaulted ceilings, a cozy fireplace, and floor-to-ceiling windows to take in the forest views, this is the perfect retreat to unwind.
The main-level owner’s suite is perfect: a fireplace, dual sets of French doors opening to the pool terrace, and an en suite bath with soaking tub, double vanities, and expansive walk-in closets. A second main-level bedroom suite provides flexibility for guests, a young child or multigenerational living.
Upstairs, four additional bedroom suites occupy the upper level, while the finished terrace level is an entertainer’s dream—media room, mirrored gym, TruGolf simulator, putting green, billiards-ready game room, wet bar with kitchenette, and custom bunk quarters with direct access to a synthetic turf athletic field.
Above the three-car garage is a fully finished au pair suite with private bath and sitting area. Outside, the grounds offer a covered patio with firepit and seating areas surrounded by lush, private landscaping. This main level yard overlooks the turf sports lawn below and a large forested area beyond. This home offers the perfect mix of price, features, updates, and quality on one of the best streets in town!
Tuxedo Park is the undisputed top-shelf neighborhood in Buckhead. The rich history of this area goes deeper than many residents may realize. This early Atlanta suburb was only woods and farmland at the beginning of the 20th century, but that quickly changed. Wealthy Atlantans began building homes along Paces Ferry around 1904, many used as summer or country estates with farm animals and extensive gardens. Tuxedo Park expanded North several blocks from there and has kept its refined Southern elegance ever since.
The Tuxedo Park Civic Association holds social events, hires private security officers, and generally keeps the neighborhood connected despite the mostly gated and secluded estates. With its historic mansions and picturesque landscaping, Tuxedo Park is aptly named for this sophisticated neighborhood of magnificent residences. Some of the finest estates in Buckhead are located in the prestigious Tuxedo Park neighborhood.
Although the city of Atlanta has grown to surround this once-remote area, the neighborhood still maintains an aura of seclusion and escape. The manicured grounds and varied architecture of the homes give the neighborhood a formal air befitting its name.
In a market dominated by towering new construction, this classically designed takes a different approach. On just over an acre in Tuxedo Park, a U-shaped floor plan sprawls across the land, wrapping around a private courtyard where the pool, terraces, and gardens become an extension of daily life. The home lives almost entirely on one level—primary suite, guest suite, kitchen, living spaces, office, and entertaining rooms and even a tucked-away speakeasy all on the main floor—with additional bedrooms tucked upstairs for guests or family. It’s a layout that offers the ease of single-story living without sacrificing square footage or grandeur.
The outdoor spaces here aren’t an afterthought. Landscape architect CORE has designed extensive gardens and hardscaping that frame the home’s U-shape, creating distinct outdoor rooms: an expansive living area stretching across the entire rear elevation, intimate seating areas near the pool, and lush plantings that provide privacy and seasonal interest. A curved motor court delivers guests to the front, while the homeowner’s four-car garage and carriage house are positioned at the rear—a thoughtful arrangement that keeps the grounds serene and the service areas invisible. A cedar shake roof and copper gutters crown the exterior, materials chosen to weather beautifully over decades.
This is Tuxedo Park—one of Atlanta’s most storied addresses. The neighborhood is defined by generous setbacks, mature tree canopy, and an unhurried pace that feels miles removed from the city, yet Chastain Park’s amphitheater, golf course, and trails are moments away. Buckhead Village’s restaurants and shopping are a short drive south. For buyers seeking prestige without pretension, there are few addresses that carry the weight of Northside Drive in Tuxedo Park.
Inside, interiors by Elizabeth Ferguson Design showcase a refined palette of natural materials. 6-inch French Oak floors run throughout, grounding rooms that flow effortlessly from one to the next. The kitchen features Bianco Avion marble countertops beneath a sculptural plaster hood, a Wolf range, and polished nickel fixtures. A dedicated scullery and a moody butler’s pantry—finished in Benjamin Moore Topsoil with green soapstone counters—ensure entertaining is as effortless as everyday living.
Three fireplaces anchor the main living spaces: a limestone surround in the living room, another on the covered porch for year-round outdoor gathering, and a third in the bar, where stained oak cabinetry meets soapstone and antique brass. French doors throughout dissolve the boundary between inside and out, reinforcing the home’s central idea: that the courtyard and gardens are as much a part of the living space as the rooms themselves.
The primary suite includes a spa bath with a freestanding soaking tub, Sussex marble tile in herringbone, and polished nickel fixtures. Upstairs, generously sized bedrooms each have beautifully appointed baths featuring Calacatta marble, unlacquered brass, and artisan tile work—ideal for visiting family or live-in guests. A second laundry room on the upper level adds everyday convenience.
Thoughtful details appear at every turn: Parterre limestone in the mudroom, a Taj Mahal quartzite powder room with fluted cabinetry, and oil-rubbed bronze hardware on double-panel doors throughout.
For buyers who have done the large estate and are ready for something more manageable—yet refuse to compromise on quality, space, or location—this is a rare opportunity. The footprint is generous but the grounds are not overwhelming; the design is sophisticated but the living is easy.
Tuxedo Park is the undisputed top-shelf neighborhood in Buckhead. The rich history of this area goes deeper than many residents may realize. This early Atlanta suburb was only woods and farmland at the beginning of the 20th century, but that quickly changed. Wealthy Atlantans began building homes along Paces Ferry around 1904, many used as summer or country estates with farm animals and extensive gardens. Tuxedo Park expanded North several blocks from there and has kept its refined Southern elegance ever since.
The Tuxedo Park Civic Association holds social events, hires private security officers, and generally keeps the neighborhood connected despite the mostly gated and secluded estates. With its historic mansions and picturesque landscaping, Tuxedo Park is aptly named for this sophisticated neighborhood of magnificent residences. Some of the finest estates in Buckhead are located in the prestigious Tuxedo Park neighborhood.
Although the city of Atlanta has grown to surround this once-remote area, the neighborhood still maintains an aura of seclusion and escape. The manicured grounds and varied architecture of the homes give the neighborhood a formal air befitting its name.
Perched on 1.58 private acres at the crown of a Tuxedo Park hilltop, this Siegel Construction and Design Masterpiece will be complete in Spring 2026 and represents the convergence of three Atlanta masters working at the peak of their craft. Castro Design Studio conceived the architecture. Land Plus orchestrated the site planning, perfectly tailoring the layout to this hilltop escape and framing an oversized pool with a sweeping, perfectly flat lawn that extends from the main level. Siegel Construction brought it all to life with the Scandinavian modern aesthetic that has driven their homes to record-setting prices for several consecutive years.
The result is 15,644 square feet of thoughtfully designed living space where light, proportion, and flow take precedence over room counts and amenity lists. This is a home defined not by what it contains, but by how it feels.
The main staircase alone is worth the visit—a sculptural composition of stone, wood, and plaster that connects all three levels while serving as the home’s visual anchor. Custom solid handmade white oak doors throughout the main level. Ten-inch white oak floors in a matte finish. Metal-framed windows that frame curated views of the landscape beyond. Wide hallways and dual staircases create circulation patterns that feel effortless even with guests numbering in the dozens.
The thoughtful design unfolds across three thoughtfully proportioned levels, wrapped in warm white stucco with stone accents, custom iron doors and windows, cedar shingle and standing seam metal roofing, and exterior gas lighting that creates timeless curb appeal.
The kitchen anchors the main level—dual islands crafted in white oak, custom cabinetry and a location that truly makes it the center of both daily ritual and grand entertaining. Hidden behind the kitchen: a scullery, wine cellar, and walk-in pantry that keeps the working kitchen pristine. The family room, dining room, and keeping room each flow naturally from this hub, scaled perfectly whether you’re hosting an intimate dinner or fifty guests.
At the center of it all sits a large covered outdoor living area with skylights that flood the space with natural light and heaters that extend its use through every season. Surrounded by interior rooms, this space feels almost like a courtyard—a private refuge that dissolves the boundary between inside and out.
Step from the keeping room onto the alfresco dining terrace and you’ll understand what sets this property apart. Granite cobbles underfoot. A stone fireplace commanding the space. An outdoor kitchen concealed behind integrated firewood storage. This is a setting that transports you—Napa Valley by way of Buckhead, where dinner becomes an event simply by stepping outside.
Tucked off the front foyer, an intimate bar and lounge offers a speakeasy sensibility—the kind of space where conversation lingers and time slows. Rich lacquered cabinetry with unlacquered brass inlay detail and a floating shelf accented with brass create a room that invites rather than announces.
The main level primary suite occupies its own private wing. A sun-drenched sitting room. A study. A dedicated morning bar. His and hers closets. The spa bathroom features heated limestone floors, dual water closets, his and hers showerheads, rainfall shower, and Calcutta marble accents throughout. There’s even a rear exit from the bathroom—thoughtfully designed for partners with different sleep schedules.
The upper level hosts four bedroom suites, each with en-suite bath and walk-in closet. A dedicated guest suite with its own back stair access offers true autonomy for visitors. A second laundry room, storage rooms, and a sitting room with sweeping backyard views complete this floor.
The walkout basement level extends to a generous outdoor terrace overlooking the pool and grounds. Inside: a fitness room, media lounge, guest suite with full bath, bar, and expansive game room. Over 2,000 square feet of unfinished flex space awaits your vision—wine cellar, sport court, gallery, whatever your life requires.
A private elevator accesses all three floors. For parking, the home offers four garage bays and a gated motor court with abundant parking.
Custom lacquered and white oak cabinetry throughout, each piece designed for both beauty and function. Unlacquered brass hardware and fixtures. Tumbled limestone accent walls inside and out. Warm white plaster walls in the family room. Custom walnut floating vanities. Patterned concrete tile. Two full laundry rooms. Six oversized lacquered lockers in the mudroom.
Siegel Construction’s signature warranty and white-glove concierge home care program ensures you’ll never be bothered by maintenance concerns again.
Minutes from Pace Academy, The Westminster Schools, and The Lovett School. Walking distance to Chastain Park. Buckhead Village’s shopping and dining at your doorstep. This is the Buckhead lifestyle—privacy and seclusion on a hilltop estate with an oversized pool and perfectly flat lawn, yet mere minutes from everything the city offers. It’s a masterpiece, and it can be yours.
Tuxedo Park is the undisputed top-shelf neighborhood in Buckhead. The rich history of this area goes deeper than many residents may realize. This early Atlanta suburb was only woods and farmland at the beginning of the 20th century, but that quickly changed. Wealthy Atlantans began building homes along Paces Ferry around 1904, many used as summer or country estates with farm animals and extensive gardens. Tuxedo Park expanded North several blocks from there and has kept its refined Southern elegance ever since.
The Tuxedo Park Civic Association holds social events, hires private security officers, and generally keeps the neighborhood connected despite the mostly gated and secluded estates. With its historic mansions and picturesque landscaping, Tuxedo Park is aptly named for this sophisticated neighborhood of magnificent residences. Some of the finest estates in Buckhead are located in the prestigious Tuxedo Park neighborhood.
Although the city of Atlanta has grown to surround this once-remote area, the neighborhood still maintains an aura of seclusion and escape. The manicured grounds and varied architecture of the homes give the neighborhood a formal air befitting its name.
Discover unparalleled elegance and craftsmanship at 225 West Paces Ferry Road, a graceful French-inspired mansion situated in the heart of Buckhead. Formerly a Decorator’s Showhouse and featured in Veranda magazine, this residence embodies the French concept of a “Hotel Particulier,” offering grand, light-filled spaces and meticulous attention to detail.
Set on over 1.3 perfectly manicured and usable acres, the property offers exceptional privacy and outdoor amenities. The expansive grounds, masterfully designed by Land Plus after the adjacent lot was acquired and cleared, create a dreamy, private setting. Enjoy expansive screened patios overlooking a lush lawn that transitions into a granite-bordered turf soccer field. Hidden treasures include a pickleball court with a half-court basketball setup, alongside productive vegetable and herb gardens. A brand-new 50-foot pool, both heated and cooled for year-round comfort, completes this outdoor oasis.
Conceived by renowned French artisan Thierry Francois, the home showcases exceptional stonework, including a stunning limestone exterior. The architectural vision was brought to life by William T. Baker, with original interiors by the acclaimed Suzanne Kasler. Further enhancing the home’s luxury, Mathew Quinn of Design Galleria crafted the state-of-the-art kitchen, a masterpiece featured in his recently published book (See the excerpt below). Authentic doors, windows, and hardware imported from France, alongside premium Waterworks plumbing and rich walnut flooring, underscore the property’s commitment to quality.
The main level boasts soaring 14-foot ceilings and hosts the lavish owner’s suite. Quinn recently reimagined the owner’s suite with spectacular boutique-quality closets and a breathtaking bathroom. Quinn also
A grand limestone staircase leads upstairs to three spacious bedroom suites.
The terrace level is designed for entertainment and relaxation, featuring a wine cellar, home theater, game room, bar, guest quarters, and playrooms. An elevator provides convenient access to all levels.
Located prominently on the corner of West Paces Ferry and West Andrews Drive, the residence offers unparalleled convenience, just steps from the vibrant energy, exclusive shopping, and fine dining of Buckhead Village. Two gated entrances, one on West Paces Ferry and the other on West Andrews, provide secure access to a private motorcourt framed by charming espaliered pear trees and a three-car garage.This exceptional property represents absolute perfection, blending amazing construction detail, luxurious finishes, and an unbeatable location for the ultimate Buckhead lifestyle.
Mathew Quinn of Design Galleria included the extraordinary kitchen and primary closets in his recently published book, featuring stylist, Elissa Benzie and photographer, Robert Peterson.
A fully gated and fenced compound in the heart of historic Tuxedo Park, 3540 Tuxedo Road is a top-to-bottom renovation of the highest caliber – one of those rare properties where the ambition of the update matches the prestige of the address.
From the striking mahogany entry doors to the gleaming hardwoods and robust whole-house generator, no detail has been overlooked. This exceptional property offers an unparalleled lifestyle, ready for you to make your own.
Blurring the line between indoors and out, a tranquil enclosed porch offers year-round enjoyment with the warmth of a wood-burning fireplace. Beyond lies a private resort-like sanctuary, where an expansive bluestone terrace surrounds a shimmering pool, all framed by a meticulously landscaped lawn.
The main level is built for entertaining at any scale. Multiple living spaces – anchored by a sophisticated pub and lounge and a banquet-sized dining room – flow effortlessly from one to the next. At the center of it all, a commanding L-shaped kitchen island sets the tone, flanked by a caterer’s nook and a breakfast room with bespoke banquette seating. A screened porch with a wood-burning fireplace extends the living space outdoors, opening to an expansive bluestone terrace, shimmering pool, and meticulously landscaped lawn.
Upstairs, the primary suite delivers: two generous walk-in closets and a sumptuous marble bath. Three additional en-suite bedrooms and a versatile den complete the upper level.
THE PRIVATE GOLF CLUB
Through the porte cochère, a world entirely its own awaits. This fully enclosed club room – built to a standard you will not find elsewhere in Tuxedo Park features a state-of-the-art Trackman virtual golf simulator, a full-service bar, and theater seating beneath dramatic vaulted wood-beam ceilings. Everything is included in the sale. It is, quite simply, your own private golf club steps from the back door.
THE GUEST HOUSE
Above the detached three-car garage sits a fully self-contained two-bedroom, two-bath guest house with a breakfast kitchen — genuine privacy and comfort for visitors, extended family, or staff.
Tuxedo Park boasts many beautiful homes, but this estate stands out as truly exceptional. From the moment you enter the gates, the home commands your attention. What lies beyond the front door surpasses even the highest expectations.
Originally presented as the Designer Showhouse & Gardens by Atlanta Homes & Lifestyles, 3800 Northside Drive has been transformed into a warm, welcoming family home. Renowned designer Melanie Turner has infused each stylish space with the family’s unique taste and lifestyle.
Set on a sprawling 3.5-acre lot, this English manor-style house, designed by architect Dietrich T. Logan and built by Bill Preston of Paradise Builders Inc., offers both grandeur and comfort.
The impressive gated drive and motor court lead to the stately home, but it’s the backyard that truly shines. Formal gardens surround an infinity-edge pool, flanked by two structures designed for entertaining and relaxation.
The entertaining pavilion features a covered lower level with a summer kitchen and outdoor dining and living spaces. The rooftop terrace offers commanding views and ample space for relaxation.
Step inside this amazing space and you will instantly be transported to Palm Beach. Whatever the season, the pool-side villa offers your very own oasis to get away from it all. A large living space and full kitchen add substantial form and function to the pool area. Downstairs is a full guest suite, with a large private living room, bedroom, and full ensuite bath.
Inside the main house you are treated to wide-open spaces that are stylish and contemporary, while also feeling warm and inviting. The large rooms are designed with a human scale in mind to provide a comfortable home where you’re never afraid to sit on the furniture.
The dramatic 2-story foyer is flanked by a study and the formal dining room.
The rear of the main level is dominated by the great room. Natural light floods this fireside space that is open to the kitchen and features dramatic views of the gardens and pool terrace.
The open chef’s kitchen is anchored by a large central island surrounded by custom cabinetry. The adjacent breakfast room has unique sculptural wall treatments.
The primary suite features a luxurious bedroom with dramatic vaulted ceilings, exuding a true sense of calm. The opulent primary bath is accompanied by his and hers walk-in closets, with her closet resembling a fine boutique and opening into a comfortable lounge area. It truly doesn’t get any better than this!
Family living spaces on the upper level include two sitting areas, three bedroom suites, and a large bonus room. Over the 3-car garage you will find a second laundry room and a studio space that is currently used as for yoga and meditation.
The terrace level is taylor-made for entertaining, relaxing, and recreation. A large living area has plenty of space for games and access to the backyard. A bar rivaling most private clubs occupies the end of the living space, with custom seating, lighting, and a diso ball to get the party started!
It is rare to find a spa of this caliber in a private home. A central lobby is surrounded by a traditional sauna, an infrared sauna, and a steam shower. Truly the perfect place to recharge after a workout in your private gym.
What recreational space would be complete without a home theater? Oversized lounges and a snack bar compliment the recliners in front of the massive movie screen.
This is not just a place to store your collection, it is a place to celebrate it. Custom lighting and glass storage accent the ample bottle storage, with seating areas and space to open your favorite bottle and settle in to enjoy great conversation with friends.
3800 Northside Drive is more than a spectacular home; it’s a lifestyle. Experience unparalleled luxury, comfort, and style in this exceptional Tuxedo Park estate.
Atlanta, proudly known as the “City in the Forest,” has recently enacted the most extensive overhaul of its tree protection ordinance in over two decades. Unanimously approved by the City Council on June 16, 2025, this new legislation aims to address the decline of Atlanta’s urban forest. For property owners in Buckhead, an area celebrated for its particularly dense tree cover and predominant R-1, R-2, and R-3 residential zoning, these changes are poised to add significant hurdles to build or expand a home and greatly increase the cost of permitting.
Get ready. The new law goes into effect January 1, 2026. This article covers what every Buckhead property owner needs to know.
The new ordinance introduces several critical updates that will directly influence homeowners planning renovations, additions, or new builds, especially in the R-1, R-2, and R-3 zoning districts most common in Buckhead. While proponents laud these changes as necessary steps, many express deep reservations about their effectiveness and fairness.
1. Increased Minimum Trees Retained (MTR) – A Tightening Grip on Green Space: The ordinance significantly increases the minimum percentage of existing trees, measured by Diameter at Breast Height (DBH) inches, that must be preserved on a site for new subdivisions, new lots of record, and vacant lots in order for a new home to qualify for the “Maximum Tree Recompense” that some new homes rely on to be economically viable.
This means developers and builders must now factor in a substantially higher retention rate for existing trees when designing projects, making it more challenging to clear large portions of a lot for construction.
2. Sharply Increased Recompense Fees and Caps – A Heavier Financial Burden: The fees paid for removing trees, known as recompense, have seen a dramatic increase. The base tree recompense rate has been raised to “$140 an inch,” up from the previous “$30 for each diameter inch” that had been in place since 2001. Greg Levine, executive director of Trees Atlanta, noted that “Recompense has been way too low for way too long. [Developers are] paying for a fraction of what it costs to plant a tree,”.
However, the application of these fees and new caps remains a contentious point. While the ordinance caps tree removal fees for new subdivisions, new lots of record, and vacant lots, “only if they preserve a specific percentage of the site’s existing trees”. These caps have been increased substantially.
This steep increase can significantly impact project costs. Charlie Sears of Land Plus Associates explained, “As an example, removing a 20-inch DBH tree without planting a replacement tree now requires $2,800 in recompense, up from $700 under the previous ordinance. As most projects in the heavily wooded Buckhead area involve multiple tree removals, this new ordinance represents a substantial change in development costs that property owners need to factor into their budgets.”
Jim Cheeks, CEO of Fortas Homes, expressed even stronger concerns, stating, “This draft ordinance devastates the ability for me to provide affordable housing in Atlanta,” and worried it could “stifle new housing development and make it impossible to hit Mayor Andre Dickens’ goal of building and preserving 20,000 affordable housing units in the next five years.” Some developers concede that the “cost of replacement of trees is much higher than it used to be.” For homeowners, this means that removing large, healthy trees to make way for extensive improvements or a larger home will now be a far more expensive endeavor.
However, many preservationists lament the watering down of the ordinance. Charles Tisdale is a retired attorney that convened a citizens group five years ago to write the first draft of the new tree protection ordinance. He is not pleased. “As a retired King & Spalding environmental lawyer and Tree Conservation Commission member, I’m gravely concerned about Atlanta’s new Tree Protection Ordinance (TPO). After our Citizens Group meticulously negotiated a balanced TPO with city departments and developers for four years, the Mayor, swayed by developers, replaced it with an ordinance that abandons meaningful tree protection and preservation standards. This new TPO allows clear-cutting with minimal recompense—a mere $140 per inch, down from $260—and even includes recompense caps, openly celebrated by developer associations. This decision, ignoring our city’s tree loss and air pollution crises, will, I fear, permanently damage Atlanta’s tree canopy and harm our children’s health within five years.”
3. Broad Arborist Authority and Subjective Criteria – Navigating a Less Predictable Path: A pivotal and concerning aspect of Atlanta’s newly enacted tree ordinance is the considerable authority vested in the city arborist, allowing for permit denials based on subjective interpretation rather than clear, measurable standards. This shift marks a less predictable path for anyone in Buckhead—or throughout Atlanta—considering building or expanding a home. The ordinance grants the City Arborist Department authority to make several key subjective determinations that could impact private property development: The department must determine whether proposed improvements “cannot reasonably be designed or positioned to further increase tree protection” and whether designs minimize impacts to trees “to the maximum extent practicable.” Additionally, the city can require modifications to site plans, including changes to construction methods or requiring reuse of previously developed areas.
In an interview, Charlie Sears with Land Plus Associates highlighted a little-noticed provision: “A new requirement grants the City Arborist the authority to mandate the reuse of existing developed areas on private property, including driveways, parking lots, building footprints, and lawn areas. This provision could significantly alter a property owner’s development plans and design preferences. For example, a homeowner seeking to build a swimming pool might be directed to an existing lawn area or patio, irrespective of their aesthetic or functional preferences. Similarly, property owners might be required to reuse a poorly located driveway instead of relocating it during redevelopment. This regulation introduces a mechanism for the city to influence basic property layout decisions, traditionally within the owner’s domain, based on interpretations that may vary between projects and reviewers.”
The deliberate removal of “numeric tree preservation standards” from the final version of this ordinance, despite calls from legal experts, has left a void that can only be filled by the arborist’s personal judgment. As attorney Craig Pendergrast warned, this vagueness is “setting the stage for litigation on all fronts.” Property owners may well argue that such broad discretion amounts to a regulatory taking, where the public’s desire for tree preservation unduly burdens individual property rights, forcing courts to balance community welfare against individual landowners’ entitlements. This legal ambiguity inevitably invites challenges, creating a more volatile environment for development.
4. Don’t Touch That Tree: Stiff Penalties for Illegal Removals: The maximum penalty for illegal tree removals has been drastically increased from $60,000 to “$200,000 per disturbed acre” in cases where the number of trees cannot be determined. For individual unpermitted removals, fines are $500 for the first offense and $1,000 for each subsequent violation, plus recompense for replacement. This stringent penalty underscores the city’s seriousness about protecting its tree canopy and serves as a strong deterrent against unpermitted clearing. More importantly for residents to understand, is that the CRZ of any tree removed illegally becomes a tree-save-area that cannot be used for development. According to Section 158-86(b)(2), “The area making up the CRZ of the destroyed tree(s) shall be retained as a tree save area for replanting, and required replacement tree(s) shall be placed in the tree save area to the extent feasible.”
While preservationists lament the watering down of their original TPO, developers must grapple with yet another cost category that is set to increase substantially. In the end, neither side got exactly what they wanted.
For Buckhead homeowners considering expanding their homes or building new ones, the new ordinance ushers in a more stringent and potentially complex era:
Ultimately, the new tree ordinance is a clear signal from the City of Atlanta that protecting its “City in the Forest” identity is a top priority. For Buckhead property owners, this translates into a greater responsibility and a more deliberate, and potentially more challenging, approach to tree preservation and future development.
Buckhead homeowners are navigating a changing property tax environment in 2025, with assessment notices reflecting several years of real estate appreciation as tax authorities adjust millage rates to meet ongoing municipal needs. While property values remain elevated from recent years of heavy appreciation, recent market trends suggest that appreciation may be moderating.
The 2025 Annual Notices of Assessment, mailed on June 17, have shown increased property valuations across the district, reflecting the strong real estate market of recent years. Simultaneously, Fulton County Commissioners voted to raise their maximum possible tax rate above previous levels, citing essential infrastructure needs and program funding.
Buckhead’s luxury real estate market achieved record-breaking results in 2024, according to market data from Buckhead.com. The year culminated with the off-market sale of 3391 Tuxedo Road for $19.8 million—the highest price ever recorded in metro Atlanta. However, 2025 has brought signs of market moderation, with elevated interest rates and general political and economic uncertainty cooling buyer demand.
This market softening suggests that the rapid property value appreciation of recent years may plateau, potentially providing some relief for future property tax assessments. As one market analysis noted, “higher interest rates are expected to act as a brake on the overall market until they begin to decline.”
After maintaining steady or declining tax rates from 2020-2024, Fulton County Commissioners voted 4-3 in June to set a maximum possible millage rate of 9.87 mills—a full mill higher than the 8.870 rate maintained from 2022-2024.
Commissioner Mo Ivory made the motion to set the higher rate ceiling, with Commissioner Marvin Arrington expressing concern that even this increase might not be sufficient. “I wasn’t sure that was enough to restore funding to veterans’ services, arts organizations, and to revive the youth summer jobs program that was eliminated this year after 10 years of allocations,” Arrington said, according to Rough Draft Atlanta.
Commissioner Dana Barrett supported the increase, citing uncertainty around costs to meet federal consent decree requirements for improving Fulton County Jail conditions. Chief Financial Officer Sharon Whitmore noted the current budget includes $10 million for debt service to enable bond funding for jail improvements, though Barrett questioned whether this would be sufficient.
The vote wasn’t unanimous, with Commission Chairman Robb Pitts, Commissioner Bridget Thorne, and Commissioner Bob Ellis voting against the higher rate. Ellis questioned why a significant tax increase was needed, noting that staff projections don’t suggest the county will face financial difficulties in 2025.
A crucial concept for property owners to understand is the difference between millage rates and effective tax increases. The millage rate is the rate at which taxes are levied, and even when the millage rates remain stable or decline slightly, the actual tax bills can still increase significantly due to rising property values.
Georgia law requires tax authorities to calculate a “rollback rate” – the millage rate that would generate the same tax revenue as the previous year. When property value increases, the rollback rate may be lower than the prior year’s millage rate. Therefore, even if the newly adopted millage rate remains the same as the previous year or increases nominally, it constitutes an effective tax increase.
This dynamic has been clearly visible in recent years.
A deep dive into the data by The Buckhead Paper found that in 2023, despite keeping the same millage rate, Fulton County actually had an effective 12.80% property tax increase over the prior year due to rising property values. In 2024, maintaining the same millage rate still resulted in a 3.74% effective tax increase. This demonstrates how property value appreciation directly translates to higher tax bills, even if “rates” stay the same.
| Tax Year | Fulton County | City of Atlanta | Atlanta Public Schools | Total Rate | Effective Tax Increase |
|---|---|---|---|---|---|
| 2020 | 9.776 mills | 9.050 mills | 20.740 mills | 39.566 mills | — |
| 2021 | 9.330 mills | 9.050 mills | 20.740 mills | 39.120 mills | — |
| 2022 | 8.870 mills | 9.050 mills | 20.500 mills | 38.420 mills | — |
| 2023 | 8.870 mills | 9.050 mills | 20.500 mills | 38.420 mills | 12.80% |
| 2024 | 8.870 mills | 9.040 mills | 20.500 mills | 38.410 mills | 3.74% |
| 2025 | 9.870 mills (proposed max) | 9.040 mills (est.) | 20.500 mills (est.) | 39.410 mills (projected) | TBD |
Sources: Fulton County financial documents, Atlanta Public Schools budget materials, and official tax increase notices
Property tax consultant Evans Hale of Campbell and Brannon emphasizes the importance of understanding what the assessment notice represents and the timing involved.
“The Notice of Assessment IS NOT A BILL,” Hale explains. “The actual tax bill will be released later this year, but the Notice of Assessment is your opportunity to object to the County’s estimate of your property’s fair market value by way of filing an appeal.”
Critical timing requirements apply: “All appeals must be filed within 45 days from the date of the Notice of Assessment,” Hale notes. “Once the tax bill is issued it is too late to appeal!” For 2025, this deadline falls on August 1, 2025. Property owners can check their current assessment online at Fulton County’s Assessors website, rather than waiting for potentially delayed mail delivery.
Not every increase in assessed value warrants an appeal, but certain circumstances may justify the effort. “If the County’s estimate of your home’s fair market value is higher than expected, based on incorrect data, or inconsistent with the value of other similar properties in your neighborhood, we encourage you to consider an appeal,” advises Hale. A significant update for 2025: “Starting this year, property owners must win their appeal and obtain a reduction in value of their property to lock in a three-year freeze!” This makes successful appeals particularly valuable, as they can provide protection against future increases for three years. Property owners can represent themselves in appeals, but professional representation may be beneficial given the complexity involved. A successful appeal can result in both immediate tax savings and the three-year assessment freeze.
Buckhead residents are represented by elected officials at multiple levels of government who have direct influence on property tax policy. Here are the key representatives (with varying degrees of influence on your taxes) that you may contact regarding property tax policy:
FULTON COUNTY GOVERNMENT
The first public hearings about this proposed tax increase took place on July 9 (10 a.m. & 6 p.m.), attracting residents voicing frustration over housing costs and inflation. Another hearing is scheduled for August 6, just before the final vote (you can join via zoom or in person )
Fulton County Commission Chairman
Fulton County Commissioner – District 3 (covers all of Buckhead)
ATLANTA CITY COUNCIL
District 7 (covers western Buckhead)
District 8 (covers eastern Buckhead)
ATLANTA BOARD OF EDUCATION
The Atlanta Board of Education sets the millage rate for Atlanta Public Schools. Buckhead residents are specifically represented by:
Board Leadership
District Representative for Buckhead
At-Large Representatives (represent entire city including Buckhead)
Contact Information for Atlanta Board of Education
The school board holds monthly public meetings at the Center for Learning and Leadership auditorium and livestreams meetings online. Board members can be contacted through the main APS office.
Homeowners should immediately review their 2025 assessment notice, available online rather than waiting for mail delivery. Those considering an appeal should gather supporting documentation, including recent sales of comparable properties and any independent appraisals.
For guidance through the appeal process, Campbell and Brannon’s Property Tax Division offers specialized expertise in navigating these challenges. “Should you wish to have representation on your appeal or if you have any questions regarding appeals, our Property Tax Division is happy to help you navigate the process,” Hale notes.
For more information on tax appeal services, visit Campbell and Brannon’s tax divisions website.
With the August 1 deadline approaching, property owners have a limited window to take action on their 2025 assessments. Understanding both the immediate options and longer-term market trends can help inform the best strategy for managing property tax obligations in this changing environment.
For the latest updates on Buckhead property tax issues and real estate market trends, continue following Buckhead.com and The Buckhead Paper.
This stunning new construction represents the pinnacle of executive homes for lease in Buckhead, now available for stays of 1-12 months. Fully-serviced, furnished, and all-inclusive, this residence offers every conceivable convenience in a setting reminiscent of a private resort. Secure, peaceful, and secluded, the property is nestled among the most beautiful estates on Tuxedo Park’s prestigious Valley Road, yet the best dining and entertainment Buckhead has to offer are mere moments away.
Access to this hilltop estate is secured by a gated bridge, ensuring unparalleled privacy and security. Generous parking is available at the front motor-court, complemented by a 3-car garage. A separate guest house provides additional accommodation. Inside, an open and airy living space unfolds, highlighted by 12-foot ceilings and expansive steel windows throughout. The home’s design masterfully blends sophistication with a fun, exciting ambiance, making every day feel like a luxurious escape.
Upon entering the dramatic foyer, discover a private office bathed in natural light from floor-to-ceiling windows that capture garden views while providing a serene workspace. An elevator in the central hall offers convenient access to all three floors.
The gorgeous, fully outfitted, award-winning kitchen is a culinary masterpiece, featuring a full beverage wall, extensive prep and storage space, island seating for five, and an adjacent dining room accommodating eight more. Beyond the kitchen area, you will find one of two powder rooms, a well-equipped laundry room, and an entrance to the garage.
At the heart of the home lies a covered outdoor living room with retractable screens, designed to embrace the treetop views throughout all four seasons.
The outdoor pool terrace, accessible from the kitchen, features a heated pool and spa, a dedicated grilling area, and outdoor dining. Step down to the inviting firepit area, nestled under a canopy of mature trees, and enjoy the tranquil views and gentle murmur of the stream below. For your four-legged friends, the entire property is securely fenced, and a special dog-yard is conveniently located directly off the pool terrace.
The main-level primary bedroom suite is a sanctuary of luxury. Its show-stopping ensuite bath features an oversized shower, separate water closets with deluxe Toto Washlets, and two generous walk-in closets.
The upper floor, accessible via elevator or the sculptural central staircase, hosts a versatile playroom with sofas, a TV, and two dedicated homework/craft stations. Flanking either side of the playroom are two bedroom suites, each with a private full ensuite bath. One bedroom features a king bed, while the other offers two twin beds, perfect for children.
The terrace level is an entertainer’s dream, dedicated to fun and recreation. A state-of-the-art theater, featuring a 150″ screen, delivers your favorite movies and games in stunning 4K or 3D. The theater opens to a sophisticated living room, game room, and library, complete with a full bar, ping-pong table, and a retro record player with a curated classic record collection. Oak library shelves lining this space are filled with interesting books, engaging games, and beautiful art. A massive 18’x11′ steel window bathes the library in natural light and offers captivating views.
Off the library, you will find two more bedroom suites: one, a secondary master suite with a king bed, large closet, private toilet, and double vanity. The other is a fun bunkroom designed for children, with 4 built-in bunkbeds, ample play space, and a private ensuite bath.
Two dedicated fitness rooms offer ample ways to find your zen and invigorate your routine. The main gym includes equipment for weight training, boxing, aerial yoga, floor yoga, and more. Adjacent to the gym, the Peloton Room provides the complete Peloton experience with a Row, Bike, and Tread for your use. Enjoy live classes or utilize the flatscreen TV as your personal trainer with the AI-powered Peloton guide. After your workout, unwind in the authentic Swedish sauna.
In the front motor-court, opposite the main entrance, granite steps lead to the private guest house. This separate haven features a king bedroom, private ensuite bath, vaulted living room, full laundry facilities, plus a dedicated full kitchen and dining area. Located above the three-car garage, this guest house is completely private from the main home, perfect for live-in staff or long-term guests.
Tuxedo Park is the undisputed top-shelf neighborhood in Buckhead. The rich history of this area goes deeper than many residents may realize. This early Atlanta suburb was only woods and farmland at the beginning of the 20th century, but that quickly changed. Wealthy Atlantans began building homes along Paces Ferry around 1904, many used as summer or country estates with farm animals and extensive gardens. Tuxedo Park expanded North several blocks from there and has kept its refined Southern elegance ever since.
The Tuxedo Park Civic Association holds social events, hires private security officers, and generally keeps the neighborhood connected despite the mostly gated and secluded estates. With its historic mansions and picturesque landscaping, Tuxedo Park is aptly named for this sophisticated neighborhood of magnificent residences. Some of the finest estates in Buckhead are located in the prestigious Tuxedo Park neighborhood.
Although the city of Atlanta has grown to surround this once-remote area, the neighborhood still maintains an aura of seclusion and escape. The manicured grounds and varied architecture of the homes give the neighborhood a formal air befitting its name.
This gorgeous hill-top lot offers 1.4 secluded acres in the middle of Tuxedo Park. Build your dream home among the trees with complete privacy on all sides, yet conveniently situated within minutes of the best amenities in Buckhead. You will have easy access to the finest shopping, dining, and recreation, such as the Buckhead Village District, Chastain Park, Roswell Road, and more.
Speaking of dream homes… The site includes conceptual drawings for a jaw-dropping modern home designed by Olson Kundig in Seattle. This modern wonder was created to take full advantage of the unique topography of the lot, and perfectly balance the home with the surrounding green spaces. Do not miss this rare opportunity to create your own modern retreat among the trees in the heart of Buckhead!
Tuxedo Park is the undisputed top-shelf neighborhood in Buckhead. The rich history of this area goes deeper than many residents may realize. This early Atlanta suburb was only woods and farmland at the beginning of the 20th century, but that quickly changed. Wealthy Atlantans began building homes along Paces Ferry around 1904, many used as summer or country estates with farm animals and extensive gardens. Tuxedo Park expanded North several blocks from there and has kept its refined Southern elegance ever since.
The Tuxedo Park Civic Association holds social events, hires private security officers, and generally keeps the neighborhood connected despite the mostly gated and secluded estates. With its historic mansions and picturesque landscaping, Tuxedo Park is aptly named for this sophisticated neighborhood of magnificent residences. Some of the finest estates in Buckhead are located in the prestigious Tuxedo Park neighborhood.
Although the city of Atlanta has grown to surround this once-remote area, the neighborhood still maintains an aura of seclusion and escape. The manicured grounds and varied architecture of the homes give the neighborhood a formal air befitting its name.
Buckhead – Governor Brian Kemp, accompanied by First Lady Marty Kemp, Speaker Jon Burns, Mayor Andre Dickens, and Department of Public Safety (DPS) Commissioner Col. Billy Hitchens, along with state and local leaders and law enforcement officers, recently celebrated the opening of a new Georgia State Patrol (GSP) post in Buckhead. The 1,750-square-foot facility and garage bay, designed by Houser Walker Architecture, is situated adjacent to the entrance of the Governor’s Mansion on Woodhaven Road in Tuxedo Park. The traditional Georgian design of the facility seems intended to maintain the historical integrity of the surrounding grounds.
This new post, funded by $1.3 million added to the FY24 budget by the Georgia House of Representatives and approved by the entire General Assembly, aims to bolster safety in Buckhead and the broader Atlanta area. The location of the post on the Governor’s Mansion property in Tuxedo Park was a strategic decision, as previously detailed by Buckhead.com.
Speaking at the opening ceremony, Governor Brian Kemp stated, “Keeping our communities safe is my top priority and today’s milestone would not have been possible without the leadership and support of our partners in the General Assembly. Thanks to the General Assembly, Mayor Dickens, and the brave and dedicated work of state and local law enforcement, we are witnessing a historic reduction in violent crime in our capital city. With the opening of this new post, we’re furthering our collaborative approach to taking criminals off our streets and bringing them to justice.”
Speaker Jon Burns echoed this sentiment, saying, “It was a great day to celebrate the opening of the new Georgia State Patrol Post in Buckhead, which will serve the greater Atlanta community and contribute to the safety of our entire state for generations to come. Atlanta is stronger when Buckhead is safer, and that’s why the House was proud to invest over $1 million to support this new Georgia State Patrol post. We will continue leading efforts to crack down on crime, bolster public safety, and support our law enforcement heroes and their families every step of the way.”
Highlighting the collaborative aspect, Atlanta Mayor Andre Dickens commented, “Effective public safety involves partnerships, coordination, and collaboration. I believe I can speak for Chief Schierbaum when I say that the Atlanta Police Department and the City of Atlanta look forward to working hand-in-hand with our State Patrol colleagues. This new post represents our shared commitment to fostering trust in all our communities as we continue to Move Atlanta Forward.”
Approximately 35 troopers will be able to utilize the facility, with 13 troopers directly assigned, providing increased accessibility and around-the-clock security for Buckhead and surrounding areas. DPS Commissioner Col. Billy Hitchens explained, “We are happy to open a new POST that will allow our Troopers to better serve their community while enforcing Georgia’s traffic laws and holding criminals accountable. The new POST, along with our partnership with the Atlanta Police Department, gives us a tremendous advantage against those who choose to break the law, and the crime rates will continue to lower.”
The construction of the new Georgia State Patrol post was completed in March 2025. This new State Patrol post is expected toprovide increased accessibility and around-the-clock security for the Buckhead community and for the Governor himself.
Loratadine, Azelastine,
Fluticasone, and Clemastine
Wage war against the yellow hoard
That settles like, well, pollen. Stored
All seasons round, the wave’s deployed
Against the populace that’s toyed
With lunch outside, or taking walks,
Or lingering for longer talks
Enchanted with the aching sight
Of fuchsia paired with chartreuse, right
Beside the virgin dogwood white,
Deceptive. Unsuspecting might
They wield, releasing armies light
As air – internally they fight.
While sneezing, itching through the plight,
The natives tell the neophytes,
“There’s hope. A hero will descend,
And watery eyes will have an end.
Endure – and watch the Spring mature
From inside ‘til we have the cure.
You’ll know the end has finally come
When dark green conquers celadon.
The Wind will toss the colors down
And dark clouds – not now cause for frown –
Will lift your eyes in hope to see
The Rain that comes to set us free!
In yellow torrents, Spring will wash
In garish gutters. With panache,
The Summer Rain will rescue you –Until then, stay indoors –” ACHOO!!
Kate Susong writes comedic essays and short stories that can be found on her Substack at www.katesusong.com. She has English literature degrees from Princeton andColumbia and lives in Atlanta with her husband and two children.
Hey, residents of Buckhead and elsewhere in the city of Atlanta: now is the time to provide your opinion on the city’s tree protection ordinance as officials draft an update to it.
That was the message Tuesday from Trees Atlanta in its report at the Buckhead Council of Neighborhoods virtual meeting titled “Lunch and Learn: What’s Proposed for Atlanta’s New Tree Protection Ordinance?”
According to the city’s website, the Atlanta tree protection ordinance was to be updated in 2021. But after it failed to get support, the Department of City Planning opted to take an incremental stance on revising the ordinance.
The first phase of updates was approved in December 2022 and took effect in April 2023. The second phase is being drafted now, and is expected to be passed in April.
“We’re doing this not [just] because trees are beautiful but because trees are critical to all manners of infrastructure,” said Judy Yi, Trees Atlanta’s director of marketing and outreach. “However, we’re losing trees at an alarming rate. The number of trees for removal has doubled in the last four years.”
Yi was one of three Trees Atlanta employees to speak at the meeting. Trees Atlanta is a nonprofit that defends and improves the city’s urban forest by planting, conserving, and educating.
The city council wants to have a new draft of the ordinance by April 1. The public comment period is Jan. 30 to mid-March. Phase 2 is addressing more issues that developers and tree advocates disagree on.
“What we’re seeing is the tree protection ordinance is really addressing the removal of trees from developments,” Yi said. “[Atlanta is] leading the [metro area] in the number of approved building permits. So we need an ordinance that can protect trees as a natural resource. … We want to protect the natural infrastructure while allowing development to move forward.”
Regarding climate change, she said there’s an urban heat island effect that happens when there are less trees and greenspace. This allows the heat to cause problems such as record high temperatures and people getting heat-related illnesses. She said the areas of the highest urban heat island hotspots are the regions where there are the fewest trees.
The city’s tree canopy loss, according to recent urban tree canopy assessments, was 47.9% in 2008, 47.1% in 2014, 46.5% in 2018, 45% in 2023, and unknown this year.
Yi called Phase 1 “low-hanging fruit” because it had items everyone wanted. They included: planting specifications (soil area and soil volume, spacing of trees), species diversity requirements, tree protection during construction (chain link fencing for front yard), parking lot requirements (16 spaces or more), survival or replanting of replacement trees for the life of a commercial property, removal of invasive vine species required to be counted as saved, site selection for public projects require early review by the city arborists, and a provision of $200,000 to assist with removal of dead, dying or hazardous trees.
The Phase 2 updates will include recompense, tree preservation and density, affordable housing, and the tree trust fund, all key issues that still remain with the ordinance, Yi said.
“Overall, the concepts were addressed, but once we received the final document in January from a neighborhood planning unit, this is where we landed,” she said. “We asked for five changes to the earlier draft. Some made it in the earlier draft and some did not.”
First, the recompense was to be set to $260 per inch. The city got an A- grade for that part. The $260 value was assessed using 2019 costs.
Tree preservation standard and tree density requirements on single-family residential got a B from Trees Atlanta. The organization said this portion is missing a preservation standard for commercial properties, including multi-unit residential properties.
Trees Atlanta gave the city an F for the tree trust fund portion. “We think there are some easy changes to improve it to a C or B, but the changes currently are not preferential to the city,” Yi said. “It could represent an additional $1 million to $1.5 million on staffing alone.”
Trees Atlanta says public trees should be treated the same as private ones in terms of use and fees (the offset format).
Trees Atlanta gave the city an F for the fact that public removal can be “offset” by activities other than planting or payment. Its analysis includes four issues that are missing from the ordinance.
“With the ‘offset,’ we lose parkland but we can’t buy more land,” Trees Atlanta Executive Director Greg Levine said.
The organization gave the city a D grade for the 50% and 100% recompense waivers for affordable housing developments. Its analysis includes three issues still missing from the ordinance.
Trees Atlanta gave the city a C grade for the close gaps in tree protection. This section addresses how the new ordinance doesn’t allow for some of the rules that were in the previous ordinance.
Following the presentation, there was a Q&A in which attendees could type in their questions via the Zoom comments section. However, because the presentation ran a bit long and the meeting was limited to an hour, not all questions were answered then. In a phone interview Wednesday, Levine answered buckhead.com’s question about Buckhead’s tree canopy.
“Buckhead has a higher tree canopy than the overall canopy for Atlanta, but it’s also losing trees at a very rapid rate,” he said. “Through canopy assessments, we know that Buckhead is also amongst the neighborhoods with the highest rate of canopy loss due to large single-family lots being subdivided and/or becoming subdivisions. Many creeks in Buckhead are overflowing their banks, flooding the neighborhoods as a result of the canopy loss and an increase in impervious surfaces caused by development. Buckhead does have a lower amount of parks than the rest of the city, along with the southwest.”
“Also, subdividing larger properties is one of the challenges we’re seeing in Buckhead.”
Levine mentioned a 30-acre property that was owned by Lucinda Bunnen, a photographic artist who died in 2022, could be transformed into a park once the city acquires it. At the Feb. 13 council of neighborhoods meeting, Justin Cutler, commissioner of the Atlanta Parks and Recreation Department, said the city and its public and private partners have raised $10.5 million so far and hope to close on the land in September.
Regarding Phase 2 of the ordinance, residents can submit their opinions on the ordinance by emailing treeordinance@atlantaga.gov, an email address included on the city’s website. Trees Atlanta also recommended resident contact David Zaparanick of the city’s arborist division (dzaparanic@atlantaga.gov and 404-865-8489), Keyetta Holmes, office of the zoning director (kmholmes@atlantaga.gov, 404-330-6145), Department of City Planning Commissioner Jahnee Prince (contact Nicole Jenkins at snjenkins@atlantaga.gov or 404-330-6037), Department of City Planning Deputy Commissioner Janide Sidfall (contact Kina Laster at klaster@atlantaga.gov or 404-546-1965) or the city council (citycouncil.atlantaga.gov/).
Ten years ago, just as I was getting Buckhead.com established as a community news source, I decided that we needed to create a compelling brand for the Buckhead community. I enlisted the talents of renowned brand designer, Terry Slaughter. Terry’s reputation for place-making was stellar, with his work including the Alys Beach brand and the ubiquitous “30A” bumper sticker.
Terry and I spent hours immersed in conversations about the community and my vision for Buckhead.com. His enthusiasm for the project was evident, and after these discussions, he returned to his Birmingham office to begin his work. A few months later, he returned and unveiled the Buckhead brand. The design perfectly captured the essence of Buckhead: a simple “BH” crest within a shield, subtly incorporating the hint of the buck’s head that adorned Irby’s Tavern in the late 1800’s, the original source of our community’s name.
This crest became the brandmark for both Buckhead.com and later, The Buckhead Paper. We distributed a limited number of window stickers in those early days, but we have now included a complimentary Buckhead window sticker in each of the 49,000 printed copies of The Buckhead Paper! Show your pride in our community by displaying it on your car or anywhere else you choose. Every time you see it, be reminded of the elegant mantra Terry penned about the spirit of Buckhead:
The spirit of Buckhead points in one direction. It is an undeniable truth. The spirit of Buckhead has always pointed forward. This is the way it has been, and perhaps this is the way it will always be. The spirit of Buckhead heads forward. You see it in the way we work, and you see it in the way we play. You see it in the way we nurture our children, and you see it in the way we nurture our gardens. You see it in the way we care for our homes, and you see it in the way we care for our schools. The quest is always pointing forward. Whether it’s our businesses, the arts, or the entertainment, the bar is always rising higher. The reach is always extending further. The search is for excellence and beauty and grace and vibrancy. This is Buckhead. We are a community, but we are a community of individuals. We are diverse, we are dynamic, we are discerning, we are builders. We are connected to one another with a common bond. A common dream. A common quest. Pointing life in one direction.
Terry Slaughter
Forward.
With excellence.
Grace.
Beauty.
Compassion.
One dream.
One goal.
One quest.
Heading forward.
Always.
Buckhead’s luxury real estate market soared to new heights in 2024, shattering records and redefining expectations.
The year started strong, with early significant sales including a Knollwood Drive home in Tuxedo Park selling for $9.5 million and a Georgian estate in the Paces neighborhood for $12.8 million. This early success set the tone for a year of unprecedented achievements. Later in the year a home at 3540 Woodhaven Road that tipped the scales with 49,665 square feet sold for $17 million. This home included indoor and outdoor pools, a full-size bowling alley, and an indoor basketball court, among other features.
However, the pinnacle of the year arrived with the off-market sale of 3391 Tuxedo Road, a masterpiece of Scandinavian design and Japanese-inspired flow. I am proud to have represented the seller in this transaction, which culminated in a remarkable $19,800,000 sale price – the highest ever recorded in metro Atlanta. This landmark achievement coincided with a professional milestone – as it pushed me past $1 billion in career sales volume. Combined with my role in three of the top 10 sales of the year, these accomplishments highlight the impact of personalized service and the strategic marketing plan I have implemented in Buckhead to ensure my clients’ success.
As you will see in the top ten home sales listed below, the Tuxedo Park neighborhood reigned supreme. Half of the top 10 sales were located in this beautiful neighborhood. As Atlanta grows, Buckhead continues to be the most sought-after community in the region. If 2024 is any indication, real estate in Buckhead will continue to increase in value and desirability.
Scroll down or CLICK HERE to see the top 10 list.
This chart depicts the dynamic relationship between interest rates, sale prices, and sales volume in Buckhead’s single-family home market, spanning pre-pandemic through post-pandemic periods. The green line illustrates the average 30-year fixed-rate mortgage, revealing the inverse correlation between interest rates and sales volume. The chart demonstrates how historically-low interest rates fueled a surge in sales activity, while subsequent rate increases led to a market contraction. The recent moderation in both price growth and interest rate escalation suggests a potential resurgence in sales volume.
In 2024, the average sale price for a single-family home in the Buckhead area climbed at a moderate rate of 1.91% to $1,745,000, marking a new record. This increase occurred despite average 30-year mortgage interest rates more than doubling over the past three years.
The dramatic rise in interest rates, coupled with increasing prices, has dampened market activity since 2022. However, the rate of growth in prices and interest rates slowed significantly in 2024. This moderation has begun to thaw parts of the market and resulted in increased transaction volume. The number of homes sold in Buckhead last year increased by 20%, reaching approximately 800. While this is a significant improvement, it remains well below the levels of activity seen before and during the pandemic, when annual sales consistently exceeded 1,000 homes and exceeded 1,400 home sales at the 2021 peak.
The interplay of these factors—higher prices and rebounding sales volume—suggests that while demand remains robust, the Buckhead real estate market may be finding a new balance in the post-pandemic era. However, higher interest rates are expected to act as a brake on the overall market until they begin to decline. The outlook for falling rates has become less certain with recent policy changes and the latest inflation data, creating a degree of uncertainty in the market forecast. The rate of price appreciation, while currently moderating, will likely remain sensitive to fluctuations in interest rates.
Atlanta Homes & Lifestyles magazine has been sold to its publisher, Elizabeth Ralls, as a way to keep it under local ownership.
On Nov. 26, Buckhead Crown Media LLC, the company Ralls founded, closed on the deal to purchase the publication from Esteem Media Inc. The amount of the sale was not disclosed.
“Buckhead is where I live and work and we included Buckhead in the company name… to create that same sense of place that Atlanta Homes & Lifestyles is known for,” Ralls said in an interview. “It’s home to ADAC, the Atlanta Decorative Arts Center; the top home dealers and antique dealers. It’s where the Southeastern design community comes to source and shop.” I wanted it to be the umbrella to incorporate Buckhead in the title.”
“Probably 75% of clients in the magazine are local small business owners, so now it makes us feel like we have as much skin in the game as they do. I’m excited to be at the helm of a publication I have spent so long with I’ve worked hard over those 13 years and it really feels like one of those cases where the hard work really paid off.
Founded in 1983, Atlanta Homes & Lifestyles is the city’s only monthly home and garden magazine. It was first owned by Network Communications Inc. before being sold to Esteem in 2014. Esteem CEO Adam Japko was the president of Network’s home design division in 2005 when he took control of the magazine.
“After 20 years of ownership, we are selling the business to ensure that the Atlanta-based team on whom Esteem has relied on all along, led by Elizabeth Ralls, becomes the ultimate stakeholder for the next 20 years,” Japko said in a news release. Ralls is the sole owner of Buckhead Crown Media.
Ralls has spent a total of 13 years at Atlanta Homes & Lifestyles, over two stints. She started as its managing editor, left the company to raise a family and returned in 2013 as editor in chief. She was promoted to publisher in 2020 when the publication’s
longtime publisher, Gina Christman, retired. Ralls said Japko approached her two years ago about buying the magazine.
“I’ve assembled a great team from marketing to editorial to sales. I’m really excited about the ways they can help us reach that next generation, which is really important. We want to make sure Atlanta Homes & Lifestyles retains its appeal and is something readers want to put into their hands every month.”
In addition to publishing 12 issues annually, the magazine organizes several events, including the Home for the Holidays Designer Show House currently open for tours at a
location on Tuxedo Road, and the Southeastern Designer Showhouse each spring.
In 2021, Ralls launched a new franchise, Atlanta Tour of Kitchens, to influence the publication’s close ties to the city’s kitchen-and-bath industries; she also raised its live-event audiences by 40%, according to a news release. In the last two years, Ralls has expanded into key second-home territories, with the launch of decorator showhouse franchises in Florida’s 30A in 2023 and Georgia’s Lake Burton in 2024.
In addition to her leadership role at Buckhead Crown Media, Ralls will remain publisher of the magazine and media brand. Until recently, she never thought she would own a magazine.“It’s the highlight of my career for sure,” Ralls said. “I never dreamed I would be the owner of this publication, but I’ve put a lot of sweat equity into it. I just want to do the brand justice and equip the team with the same passion and effort that was instilled in me by the previous leaders.”
