Nestled on prestigious Valley Road, this Tuxedo Park residence seamlessly marries classic elegance with modern sophistication. Recently, the property has undergone a meticulous renovation, unveiling a stunning new kitchen that seamlessly connects to the family room, a modern gym on the main floor, and an impressive primary suite. The professionally designed interiors are not only fit for a feature in Architectural Digest but are also exceptionally practical for daily living. With its stately setting, the home offers the grandeur of an estate, yet at a scale that is easily manageable.
The level backyard is an oasis for outdoor living, offering dedicated spaces for grilling, entertaining, and recreation, all framed by manicured landscaping and centered around a refreshing plunge pool with a new pump and filter equipment.
The main level exudes elegance, with steel-framed windows allowing natural light to flood the space, creating a bright and airy ambiance. Upon entering, you’re welcomed by a winding staircase in the grand 2-story foyer, which offers tantalizing glimpses into the formal dining room, kitchen, and living room. The large formal dining room provides an exquisite setting for family gatherings and elegant entertaining.
The formal living room, while maintaining its refined character, is also warm and inviting, featuring arched steel windows that offer peaceful views of the backyard and access to the pool terrace.
The adjacent, expansive family room is perfect for both intimate and large gatherings, with multiple seating areas and direct access to the beautifully renovated kitchen. This recently renovated open-concept space dramatically expands the connectivity of the central living spaces on the main level. A cozy fireside sitting area includes a striking built-in beverage station with Rift White Oak cabinets, while the main seating area is graced with more arched windows and leads to a generous side patio.
The kitchen is a chef’s dream, boasting a large central island and high-end finishes, including leathered stone counter tops and Rift White Oak cabinets. Highlights include all new Thermador appliances, Double sinks, double dishwashers, and a built-in Miele Coffee Maker. Recent renovations opened the wall between the kitchen and family room and added a unique sunlit display cabinet. The walk-in pantry provides ample storage, and the open breakfast room ensures a seamless connection between cooking, dining, and relaxing.
Nearby, the private home management office and spacious laundry room are both easily accessible. Functional renovations continue in the garage wing of the main level. The third bay of the original 3-car garage was transformed into a well-appointed sunlit home gym. This professional exercise facility is accessed through the 2-car garage or through steel doors from the motor court.
On the second floor, you’ll find three oversized bedroom suites, each offering ample space for comfort and privacy. A generous bonus room near the back stairs serves as an ideal playroom or an additional family room.
The primary suite is a luxurious retreat, featuring a spacious bedroom with a cozy fireside sitting area, hand-finished plaster walls, and new steel windows with custom drapery. Recent renovation has transformed the primary bathroom into a spa-like sanctuary, complete with Rift White Oak cabinets and marble counter tops, double vanities, a separate soaking tub, a dramatic tiled shower, and expansive his-and-hers closets. A private beverage station adds a touch of indulgence to this serene space.
The third floor offers two additional bedroom suites connected by a central sitting room. Each bedroom includes an ensuite full bath and a generous walk-in closet. A third-floor bonus room makes a great home office. An elevator provides effortless access to all three levels of living space, as well as the storage area on the basement level.
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.
Have you seen the Sightseeing tour bus rolling down West Paces Ferry and wondered what the guides are saying about our beautiful neighborhood? For a few years now, the Atlanta Sightseeing Bus Tour has been showing off sections of Valley Road, Tuxedo Road, and West Paces Ferry throughout the heart of Buckhead. We decided to board the bus to see what we might learn about our community.
Neighborhoods in Buckhead are a small part of the Atlanta Sightseeing Bus Tour. Only about 45 minutes out of the five-hour tour takes place in Buckhead. The rest of the tour winds through downtown Atlanta, Old Fourth Ward, Midtown, and more. Let’s begin at the beginning…
I booked my tour online (look for a Groupon) and then I met my tour guide, Don Moore, in the Hub food court under Peachtree Center downtown. Moore is a cordial Atlanta native who says he has learned a lot about his city during his time as a tour guide. I explained that I too am an Atlanta native, and I was looking forward to learning about my hometown.
We began our tour inside Peachtree Center. Moore explained that Peachtree Center was originally designed by John Portman in the 1960s. Portman was instrumental in re-imagining the Atlanta skyline in the ‘60s and ‘70s by designing many of the iconic downtown buildings. The Westin Peachtree Plaza, Atlanta Merchandise Mart, and the Atlanta Marriot Marquis just to name a few.
Moore led me outside to connect with some late-arrivals to the tour, and the group was treated to more downtown history. A binder with historic photos was brandished by Moore throughout the day to emphasize and illustrate how the buildings along the tour have evolved over the years. Did you know that Atlanta’s flatiron building on Peachtree Street pre-dates the one in Manhattan by five years? It is Atlanta’s oldest standing skyscraper.
After more informative descriptions of downtown’s landscape, our group boarded the sightseeing bus. The bus traveled a circuitous route through downtown, effectively making several loops down Peachtree Street, past State Farm Arena, GA State University, and more. Each block invited stories from Moore about past and present buildings, events, and famous Atlantans. Civil War battles and Atlanta’s subsequent reconstruction were a regular part of the tour. Moore pointed out battle sites from downtown to Buckhead as we went along.
The bus crossed Freedom Parkway on the Jackson Street bridge to show the group possibly the most famous view of the Atlanta skyline. This iconic view is in countless movies and TV shows, including the poster art from The Walking Dead.
The bus moved east toward the Sweet Auburn neighborhood, where the group exited the bus to visit Ebenezer Baptist Church and the King Memorial. I had not visited the King Memorial before, and I was glad to make the trip with an experienced guide. After a tour and a brief visit to the museum, we boarded the bus and made our way toward Inman Park.
After a brief stop at the Krog Market food hall, the bus made its way to Fourth Ward Park for a visit to the Atlanta Beltline trail. One of the highlights of this stop was a brief harmonica performance by our guide, Don, as he jammed with a musician named Kermit Walker, who was playing drums along the Beltline.
Before long, the group was back in the bus to explore the Old Fourth Ward neighborhood. I found it interesting that Moore included the price of an average home as we passed through each neighborhood. I found out the source of his real estate knowledge later when we went to Buckhead.
We stopped to discuss the history and development of Ponce City Market, before taking 40 minutes to eat lunch in the food hall. H&F Burgers is among my favorite restaurants in the city, so this was a particularly fun stop for me!
After lunch, we found the bus in front of Ponce City Market and headed for Buckhead. Moore was great about constantly pointing out interesting buildings and sites, even as we were traveling up the interstate on the way to Northside Drive. Once the bus was heading east on West Paces Ferry, the tour took on more of a “Tour of Homes” vibe, with Moore pointing out the mansions of past and present famous Atlantans.
Our driver, Audrey Tobin, has a background in real estate, so she is quite knowledgeable about current home prices in Tuxedo Park and throughout the city. She would mention the recent sale prices as Moore explained which billionaire or celebrity occupied each home.
Moore pointed out rapper T.I.’s house, and mentioned that golf legend Bobby Jones’ family lives a few doors down. Unfortunately, neither of those properties are home to either T.I. or the Jones family! Other famous homes we past formerly belonged to Kenny Rodgers, Robert Woodruff, and countless business and sports figures. Driving through Atlanta’s wealthiest neighborhood prompted Moore to read a list of Fortune 500 companies that are based in Atlanta. Much of the Buckhead section of the tour related to how much money is in Atlanta, and who has it.
The bus pulled back onto West Paces Ferry to pass the Governor’s Mansion and The Cherokee Town & Country Club on the way to the Atlanta History Center. After a brief stop to view the Swan House from the bus windows, we made our way past the Cathedral of St. Phillip and back to Peachtree Street. Park Place on Peachtree brought up stories of Elton John’s recent condo sale, and more Civil War stories followed us south on Peachtree Street.
The tour followed Peachtree Street through midtown, past the High Museum and Colony Square. Finally we ended up back at Peachtree Center, where the tour concluded and we went our separate ways.
The Atlanta Sightseeing Bus Tour was a fascinating experience for a native Atlantan. There was a lot of history that I was unaware of, even though I was here when it some of it happened! I did not expect to learn so much through the Buckhead section of the tour , but I was pleasantly surprised. Moore shared multiple stories about the neighborhood and its residents that I had never heard, even if a few of the details were a bit less than accurate. You may be surprised by what you learn when you view your hometown from a different angle!
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.
3540 Woodhaven Road in Buckhead’s Tuxedo Park neighborhood sold on July 12th, 2024 for $17 million after 177 days on the market. This sale price was enough to land it in the top five sales of all time for Buckhead, but was 51% discount off the original asking price. This home, which took three years to construct, is believed to be the largest home to ever sell in Buckhead based on the square footage of 49,665 square feet. The buyer was 3540 Woodhaven Property LLC.
The home was one of the final designs personally overseen by architect Bill Harrison before his passing in 2021. It was built by Brody Dernehl for a local family that called it home until the recent sale. The home sprawls across a 3.79-acre lot, and features 11 bedrooms and 20 bathrooms (13 full and 7 half).
For recreation and entertainment, the estate includes both indoor and outdoor pools, a bowling alley, an indoor basketball half-court, a batting cage, a golf simulator room, a movie theater, a game room, a wine cellar, and a grand ballroom. Additionally, there is a large spa, a hair salon, and extensive outdoor living spaces such as a covered deck, rear porch, and landscaped gardens.
Security features are top-notch with a high-level security system, impact glass for all ground-level windows and doors, and a secured garage that can accommodate 10 cars; with a full two-bedroom apartment above one of the five bays. The property also includes a commercial-grade elevator that serves all four levels of the main house. Betsy Akers and Sam Bayne of Atlanta Fine Homes brokered the sale, which is now the 2nd highest sale of the year after a $19.8 million sale within the same neighborhood.
At the halfway mark, 2024 has already seen the bar raised in many ways for Buckhead real estate. The year started off strong when I sold a home on Knollwood Drive in Tuxedo Park for $9.5 million. The all-cash deal closed on January 17th in a private transaction in which I represented both the buyer and seller. With 11 months left in the year, this home had already topped the highest sale of 2023.
Just six weeks later, that record was eclipsed by a stunning Georgian estate on Riverly Road in the Paces neighborhood, closing at nearly $13 million.
Around that same time, I was putting together the biggest deal of my career. In fact, when it closed for $19,800,000 in April, it became the #1 home sale of all time in metro Atlanta. As you can imagine, Atlanta’s most distinguished home ever sold is unique in the market. It has been described as Scandinavian in style, with a Japanese-inspired flow – highlighting the fact that many of today’s buyers value a more streamlined aesthetic.
More recently, a 1930’s estate at 65 Valley Road traded hands for an even $10 million. This grande dame sits on 9 acres and was originally built by the 3rd president of Coca-Cola, Samuel Candler Dobbs.
Our own Marci Robinson sold the 2023 Holiday Show House for $7,450,000, one of the highest sales ever in Chastain Park. This stunning home came in at #7 on the list.
It has been a fast-paced year for Buckhead real estate with many big deals in the record books. Behind every one of these sales are families that have chosen to call Buckhead home, when they could truly live anywhere in the world! That is a testament to the enduring and growing appeal of the Buckhead community. Here are the top 10 homes sold during the 1st half of 2024:
17 Habersham Cove Drive is in a small, quiet, and private double cul-de-sac 10-home community with young families and retirees alike. The charming homes, serene setting, and lush landscaping on this private street off of Habersham Road make it hard to believe you’re just around the corner from the Buckhead Village in one direction, and Chastain Park in the other. Restaurants like Hal’s, Chopped and Cava, along with kid-friendly places like Menchie’s are a short walk away. Amenities abound in this brick home, in which sunlight pours through walls of windows on all sides of the house. Throughout its life, the home has been upgraded and impeccably maintained. Foam insulation in the attic has increased efficiency, and all three HVAC units have been replaced with new, higher-efficiency units within the last two years. The exterior was recently repainted, as were many of the bedrooms.
Step into a backyard of lush gardens, salt-water pool with a stone waterfall spa, a koi pond, and a beautiful natural gas fire pit, and be transported to a nature sanctuary only steps from the heart of Buckhead! The stunning travertine pool patio surrounds an oversized pool. The pool was recently refinished with PebbleTec, and it includes an electric safety cover. The sumptuous, mature gardens are the product of multiple large-scale landscaping projects and years of loving gardening labor by the seller. The property and gardens are well-equipped with an irrigation system and landscape lighting that highlight the beautiful contours of the gardens at night.
The grand entry foyer is flanked by the formal dining room and a fireside living room. A wet bar with under-counter fridge and ice-maker connects the living room to the fireside family room, kitchen, and breakfast nook.
The home boasts a common sense, economical design in which the kitchen, breakfast nook, and open family room function as the heart of the main floor. Glass doors in the family room provide access to a roomy covered back deck with lounging and dining areas, as well as an open deck area for grilling and container gardening.
The kitchen was upgraded with exotic granite countertops and stainless steel appliances. Custom white cabinets surround a central island that houses the gas cooktop and provides counter seating. Other features include a wine fridge and a walk-in pantry.
Upstairs you’ll find the generous primary suite with large bathroom, separate large tub, shower, and water closet, plus two separate walk-in closets. Three additional bedrooms are upstairs; one bedroom has its own bathroom, while the other two share a jack-and-jill bathroom.
An extensive renovation on the full daylight terrace level added an exercise room, inviting sunroom, and full-sized bar with Quartzite counters and Italian glass backsplash tiles. The bar has not only a beverage fridge and ice maker, but also an oven/microwave and dishwasher. The family room features six glass doors that lead to the sunroom and the pool terrace beyond; allowing the sunroom to function as both an extension of the family room and standalone office/sunroom. A private guest suite on the terrace level features natural light and an ensuite bath.
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.
What do three lawyers, one private equity investor, a SCAD professor, a commercial real estate broker, and a writer have in common? Enjoying the game of Mahjong. This is my Mahjong group and this is the tale of us.
Mahjong enthusiasts are popping up everywhere in Buckhead. Have you noticed? Even though many of us have experienced a cultural whiff of Mahjong, either from the novel The Joy Luck Club or the movie Crazy Rich Asians, some are still wondering What is Mahjong?
The rudimentary answer: Think gin rummy using artful tiles instead of a deck of cards. That is an understatement, but you get the idea. The goal is to be the first player to match a sequence of tiles, using all thirteen of your tiles.
Maybe this tile craze is taking off because it is known to promote patience and politeness. Meh. That is not why our group plays. We live in an exponentially-growing metropolis, so patience is probably not all that obtainable anymore. According to Market Business News, studies show that Mahjong helps maintain good brain health and improve memory skills. A fat chunk of dark chocolate does that too. Just saying. Actress Julia Roberts plays because she finds it relaxing. I love that for her. Really, I do. Yes, those are meritorious rationales for playing. And so is the important skill of making speedy decisions and gathering information. Yet, none of those explains our Mahjong motivations.
We play for one reason, simple enjoyment. No committees are required. No agendas are passed out. We don’t have to elect co-chairs. No casserole sign-up is needed. No nothing. Not even prizes.
It’s weird. When we play, we also never eat and rarely drink anything except LaCroix. I know, all of this seems incredibly counter intuitive for a gathering group of women who like each other. Sometimes, Melissa Laue brings us good chocolate. This is the one group I am a part of that doesn’t feel compelled to drone on incessantly about scuttlebutt, Ozempic, or botched-up Botox. That is not who we are.
What we are is beautiful laughter and joy for a mere two hours.
History is unsure if the ancient Chinese game started in the 1200s, 1300s, 1600s, or the 1800s. Another thing that cannot universally be agreed upon is how to spell the game. Mah Jongg? Mah jong? Mahjong? With hyphens or without? No one knows. Any way works.
According to the Seattle Times, the American Mahjong introduction happened in the mid-1920s by Joseph P. Babcock, a Standard Oil employee. According to legend, after Babcock first encountered the game on a ship while traveling the Yangtze River, he began exporting sets of the game to the United States. At the time, Babcock realized that there was a fascination with the ‘unknown China’ and that Americans were hungry for anything from the exotic East. Babcock’s Mahjong sets became all the rage.
Today, the game is having a resurgence across America, not just Buckhead. Possibly, the pandemic-induced home-bound isolation that lasted for months on end gave so many of us the same take away: We hated the grueling separation from one another. We need each other. So Mahjong seems a fitting solution; four people at one table, elbow to elbow. Eyes glued to the same action.
For those interested and needing an entrée into the game, look to the Buckhead Mahjong Club on Facebook. That is a terrific spot to start. Co-founders of the club, Liz Liu and Luciana Holbert, instruct players of all levels and host wine and Mahj games across the southeast.
Our group typically plays on a Tuesday or Wednesday night, rarely every week though. I miss it when it’s not on my calendar. Some weeks, we have two tables of four players. Other weeks, we can only fill one table. The game stays with us long after we go home, feed the dog, spray the mucky kitchen sink clean, and roll into bed. We have never once been together and not exploded into memorable laughter. Inevitably, the day after playing, someone starts a text chain because they are still giggling. Which gets us remembering the generous night together.
For us, Mahjong is gobs better than a sisterhood; it’s a cousinhood. A cousinhood in the sense that no matter who shows up to play, we know it will be a lovely, lovely time. And no one can ask more of that from a Tuesday or Wednesday night.
This lovely home exudes the timeless charm and classic elegance that you expect in Tuxedo Park. Renowned architect Stan Dixon designed a recent complete renovation and expansion. The updates increased the living space and added a semi-detached garage which connects to the home by a breezeway. Step inside the inviting foyer to a formal dining room and spacious living room graced with a fireplace and French doors.
The heart of the home lies in the lovely kitchen which is equipped with a center island, double oven, and walk-in pantry. The kitchen seamlessly opens to a family room with a cozy wood-burning fireplace and built-in bookshelves and a wet bar.
Relaxation and entertaining converge in the enclosed all-season living porch, complete with a grilling station, beverage fridge, wood-burning fireplace, living room and dining area, creating the perfect setting for both casual gatherings and elegant dining. With a view of the swimming pool and landscape beyond, this will be where you will enjoy spending most of your time!
Adjacent to the living porch is the generously sized main-floor recreation room. This versatile room with a temperature-controlled wine cellar and powder room is perfect for watching the game or hanging out after a day at the pool!
The primary bedroom suite on the main level is a lovely retreat and features a walk-in closet with custom shelving, and in-suite laundry (which can be converted to extra closet space if desired).
Upstairs, discover three spacious bedrooms, each with its own ensuite bath, walk-in closet, and access to a shared laundry room with a sink and ample storage.
Behind the 2-car garage is a surprise that will delight golfers – a putting green! Practice your short game right in your own backyard!
A Control 4 system conveniently integrates music and security cameras throughout the home. Conveniently located just a short drive from Buckhead Village and only 1 block from 35 acres of gardens and parkland nestled behind the Atlanta History Center! This home offers an exceptional living experience for the discerning homeowner, combining classic charm, convenience, and a variety of outdoor recreation in the heart of South Tuxedo Park.
South Tuxedo Park is a small neighborhood that combines just about everything you might move to Buckhead for. Valley Road alone has some of the most beautiful homes in Buckhead, with similarly wonderful homes on nearby streets.
The Cherokee Town & Country Club and the entire South Tuxedo Park neighborhood was once the 100 acre estate of the Grant family. John W. Grant and his wife Annie Inman Grant operated a farm on the property and built their home (which is now part of the Cherokee Club House) there in 1917.
Today the Cherokee Club sits in the center of the neighborhood and offers its members swimming, tennis, and more. The Atlanta History Center includes 35 acres of gardens and walking trails in addition to the fascinating displays and artifacts inside.
The southeastern tip of South Tuxedo Park includes many of Buckhead’s favorite shopping options. The adjacent Buckhead Village is home to the finest collection of high-end dining and retail in Georgia. Neighbors love Lucy’s Market, the Buckhead Butcher, and Whole Foods to name a few.
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 landmark real estate transaction, Buckhead real estate broker Ben Hirsh has sold 3391 Tuxedo Road in Atlanta for $19.8 million. The all-cash purchase closed on March 12, 2024 in a private transaction in which Hirsh represented the seller. Harvin Greene with Dorsey Alston Realtors represented the buyer. This off-market deal more than doubles the highest sale of 2023, also brokered by Hirsh, and sets the record as the highest recorded home sale price in Atlanta history. The prior two record holders were Tyler Perry’s home on Paces Ferry Road, selling for $17.5 million in 2016, and a home on Valley Road which sold for $18.1 million in 2021.
As you might imagine, Atlanta’s most distinguished home to ever sell is unique to the market. It has been described as Scandinavian in style with a Japanese vibe in its flow – uncluttered and refined. One prime example is the sculptural central staircase that connects the three levels of the 17,000 square foot home. Here, an 18th-century Japanese charring technique called Shou Sugi Ban was used to finish the wood cladding of the monolithic wall on which the crisp right angles of the white oak stair treads appear to float in pleasing contrast. In a home that is a showcase for art, this effect is one of the greatest pieces.
The sellers designed the home in close collaboration with local design/build firm Siegel Construction and Design and Norwood Architects. When reached for comment, the firm’s principal designer Kathy Siegel said, “It was the third collaboration between this client and our firm. It was a fantastic partnership and resulted in a home that is truly deserving of the value it has achieved.”
Interior designer, Sherry Shirah, from New Orleans made each room inviting and comfortable, not an easy feat in a space that is focused on minimalism. Sherry introduced texture in the form of antique rugs layered on top of each other, and exceptional custom furniture pieces that she had built for the space
Jackson Fine Art assisted in curating an extensive fine art photography collection for the home. Owner and curator Anna Walker Skillman commented “The art collection becomes an integral part of a home when curated and placed correctly.” So integral, in fact, that much of that collection is going to stay.
The 3+ acres of land that surround the home were landscaped by garden designer Thibault Devillard of Terre Gardens. This was the third home Devillard has worked on with the sellers and he handled the landscaping, outdoor lighting and maintenance.
Ben Hirsh, who has brokered multiple purchases and sales for the client, originally brought the property to them with a vision for what could be done with it. “The couple who sold the home defined a one-of-a-kind vision for this property. Like them, I love the creative process and land development,” said Hirsh. “It is especially gratifying to be part of this process from original concept to a successful close. The family who purchased this home cherished it from the moment they entered and they will be very happy there.”
This record-setting sale marked multiple milestones for Buckhead Realtor Ben Hirsh. “Before this sale, my career sales volume was $995 million. It was exciting to set the record for a home sale, while at the same time surpassing the $1 billion mark in homes I have personally sold.” The secret to this incredible success? “There is no secret and no shortcut,” says Hirsh. “Just last month, I celebrated 20 years in the business. What may look like luck at first glance is really 20 years of very hard work, a focused plan, continuous improvement, and significant resources invested in what I believe are the most effective marketing strategies that have ever been implemented in our industry. I am also blessed to be supported by two incredibly gifted professionals: Michelle Legan, my Operations Director of 13 years, and Rob Knight, my Creative Director.”
While Ben is once again the top individual real estate agent in Atlanta based on 2023 sales volume of over $135 million, his achievements are not just in sales volume. “I get incredible satisfaction from really listening to and serving my clients,” said Ben. “These larger than life sales get most of the attention, but I consider myself an expert on all Buckhead real estate, not just the super high end. I treat each of my clients with the respect, dedication and expertise that they deserve and, ultimately, that creates relationships that grow and last for decades. Those relationships are my measure of success.”
This beautiful home offers the perfect Buckhead location between Tuxedo Park and Chastain Park. Designed by Spitzmiller and Norris, the home provides plenty of room for your family with large rooms and comfortable spaces for guests. Details you will notice immediately are extra-tall 10′ garage doors on the 3-car garage, and 11′ ceilings throughout the home. An elevator shaft serves all three floors for a convenient future upgrade.
The backyard is a private oasis, featuring a beautiful pool and spa, level lawn that seems to go on forever, and a covered patio with sitting and dining areas. The patio and pool terrace are easily accessed from multiple rooms, including the family room, kitchen, and main floor guest suite.
A grand entry foyer is your introduction to the open spaces on the main level. The cozy fireside sitting room and formal dining room are separate-yet-connected spaces, thanks to large cased openings. Ahead you will find the family room with a wall of windows looking onto the pool terrace.
The expansive kitchen features a large central island with counter seating, and a breakfast area with fireplace and room for a full-sized dining table. Professional Viking appliances are surrounded by ample custom cabinets, including a walk-in pantry with a stacked washer and dryer! A butler’s pantry provides more storage, and the side entry hall and mudroom provide even more custom cabinetry.
A guest suite is tucked away down a hallway on the main level will make your guests feel more than welcome. The private suite features a bedroom overlooking the pool terrace, a walk-in closet, and a beautiful ensuite full bath.
Access the upper level via the main staircase or the back stairs by the kitchen. Here you will find a cozy sitting area, a laundry room, and built-in library shelves in the main hallway. The upper level includes three SPACIOUS secondary bedroom suites, each with generous closets and ensuite full baths. One of these suites currently connects to the primary bedroom as it was originally utilized as a nursery. It can easily be separated depending on your needs.
The primary suite includes a fireside bedroom with an attached office, his and her walk-in closets, and his and her full baths! The view of the amazing backyard is wonderful!
Downstairs you will find lots more room for entertaining and recreation, plus a few unique features of this home. Finished in 2013, the terrace level includes a large family room, rec room, home gym, and a full guest suite. There is also a half bath on this level and a remarkable amount of storage space.
Additional features include a whole-house HEPA air filter and a whole-house dehumidifier.
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.
Homeowners here will enjoy all that Chastain Park has to offer year-round. Chastain Park is Atlanta’s largest city park, and known by all as Buckhead’s premier park. The wide variety of competitive and recreational activities and entertainment venues hosted by Chastain Park include a swimming pool, a musical amphitheater where both pop and classical musicians entertain audiences outdoors, an arts center, tennis, gymnasium, walking trails, playgrounds, softball diamonds, a golf course and even a horse park – all of which appeal to athletic types and Sunday morning strollers alike.
The Chastain restaurant offers “refined comfort food” for residents and visitors alike in a beautiful setting across from the park.
On a warm night in September of last year, Assembly Studios in Doraville, GA, made a grand debut just a few miles Northeast of Buckhead, igniting excitement in Georgia’s film and TV scene. The star-studded opening featured a glamorous red carpet where invited guests lined up fortours of the high-tech facilities on a new 50-acre campus The night buzzed with live entertainment and networking, spotlighting Georgia’s growing status in entertainment and leaving a mark of anticipation for the studio’s future. Though Buckhead is not the epicenter of productions taking place in Georgia, the Assembly Studios opening further solidified it’s position at the geographic center of the major film studios that now form a ring around Atlanta.
The “Made in Georgia” logo has become a common sight as the credits roll for film and television productions, and the state’s film/TV industry continues to flourish after a brief hiatus for Hollywood actors and writers strikes of 2023. Several industry experts underscored the important and unique role Buckhead plays in the state’s burgeoning film industry and the economic benefits to the community are substantial
. According to the Georgia Department of Economic Development, the fiscal year 2023 saw a direct expenditure of $4.1 billion on productions in the state.
Georgia’s TV/film industry is now firmly established. As such, many crew members who are considered “below-the-line,” such as grips, makeup artists, camera operators and similar behind-the-scenes roles, now live in the state. But when a production is filming in the Atlanta area, actors, directors, producers and other “above-the-line” talent who do not live in the area require housing. They often move into the Atlanta area for several months for a film production, or longer for a television series.
Jacob Bean owns Studio Housing Atlanta. The company specializes in providing fully furnished housing — and other relevant services — for cast and crew members living temporarily in the Atlanta area during productions.
“The studios and crew members want something turnkey,” Bean said. “They want it to be fully furnished, with bedding, towels, everything A-Z as they are just showing up with a suitcase.”
Many are coming to Buckhead. Bean said many Buckhead homes are listed for about $30,000 to $70,000 a month. That budget could be even, higher for “top A-list celebrities.”
“Some actors get what they want, and the productions will pay practically whatever,” he said.
Studios will look elsewhere for productions taking place at Trilith Studios in Fayetteville or others area south of Atlanta due to commute times, Bean said. However, Buckhead has become a housing hotspot for productions filming on the north side of Atlanta, including at OFS Studios or Eagle Rock Studios in Norcross, or the newly opened Assembly Atlanta in Doraville. This is particularly true for A-listers who want the estate atmosphere Buckhead provides.
“Buckhead is a hotspot for [more prominent] cast members because it offers the privacy, security and amenities people are looking for,” Bean said.
Buckhead resident Ryan Millsap is the founder of Blackhall Studios, which was sold to a private investment firm in 2021 and now operates as Shadowbox Studios in DeKalb County. Millsap said Buckhead is an attractive housing option for many A-list celebrities as its upscale atmosphere can’t be found in others areas of the city.
“Buckhead is the nicest neighborhood in all of Atlanta,” he said. “This is where you will find the nicest homes. Originally, a lot of stars, directors, and above-the-line teams wanted to live in Buckhead, which I think is still true.”
Millsap said Buckhead has served as a temporary home for major actors like Robert Downey Jr., Dwayne “The Rock” Johnson, Jennifer Lawrence, Chris Pratt, and Tom Hardy during the production of films, including Jungle Cruise, Jumanji, The Accountant, Venom, and Marvel movies.
Justin Campbell, director of studio operations for Assembly Atlanta — the newly opened 50-acre studio development in Doraville on the former General Motors assembly site — said Buckhead is also an exceptional place for on-site filming.
“(Buckhead) provides something other areas of Atlanta don’t in its unique architecture and fine-end finishes,” Campbell said. “From the homes, hotels, corporate and retail spaces, it brings something you can’t find anywhere else.” Assembly Studios is projected to include over 1 million square feet of stage space at full build-out and already has a long-term partnership with NBCUniversal.
Jacob Bean with Studio Housing Atlanta said the opening of Assembly Atlanta, which is about 12 miles from the center of Buckhead, should drive more talent to be housed in the community.
“I do think Buckhead’s prominence will rise with Assembly Atlanta,” Bean said. “Already there is one production rumored to be coming in the next 30 days. What I know about that film, it will be higher-end actors looking for higher-end properties.”
Millsap said the biggest driver of the Georgia’s film/tv industry growth, and subsequently that of Atlanta and Buckhead, is the state’s 30-percent tax credit for qualifying productions.
“The tax credit really makes the difference in why people want to make movies and TV in Atlanta,” he said. “All of the growth is largely dependent on the tax credit. If the tax credit changes or caps, it could have a significant effect on the future growth of the industry.”
Other cost savings are notable factors. Millsap said Atlanta provides “a massive discounted price for what you get.” For Buckhead, this includes the leasing costs to house actors.
“You can lease a beautiful home in Buckhead, but move that home to L.A. and you have to multiply the cost by eight or 10 times. The same is true in New York. Even in Miami you are probably paying five times as much for the same home. Atlanta provides a deep, deep discount for luxury. It’s a big draw because the quality of life here for the money is unmatched.”
Though the tax credit serves as the draw, the Atlanta area’s appeal for TV/film production goes beyond cost savings.
“The 30 percent qualifying productions receive, that’s what made [Georgia’s film/TV industry] go,” Campbell said. “But what’s allowed it to grow at the pace it has, and sustain, is the bipartisan support, labor development, the great infrastructure with Hartsfield-Jackson Airport and private airports, and thousands of small businesses that have either started in response to the industry or have pivoted to fit this industry’s needs.”
The initial growth of the state’s production industry has also fostered a new workforce of below-the-line crew members. Campbell credits initiatives like the Georgia Film Academy with fostering the state’s TV/film production labor pool. The Georgia Film Academy partners with the University System of Georgia and Technical College System of Georgia providing workforce training and classroom instruction for TV/film production at universities and colleges around the state.
“We no longer have to import crews from across the country,” Campbell said. “Eighty to ninety percent of crews are local, they’re Georgians. That has been a major driver and component to sustain the industry and make it a permanent presence.”
It is rare for an estate lot on the Chastain Park end of Tuxedo Road to become available, and this one is spectacular! Spanning over 3 acres, the expansive property boasts a remarkable width of 250 feet and extends over 600 feet in depth. The site, where a previous residence once stood, has been meticulously cleared and groomed, setting the stage for your custom dream home.
The approach is perfect, dipping down at the street and then rising up gently to the hilltop plateau. Here, you will find the perfect site to build your dream home with no compromises. A conceptual plan designed by Land Plus shows ample room for a large home, gardens, lawns, a pool with a pool house, and a tennis or sports court at the rear of the property if desired!
In a landmark real estate transaction to kick off 2024, Buckhead real estate broker Ben Hirsh has sold a home on Knollwood Drive in Tuxedo Park for $9.5 million. The all-cash deal closed on January 17th in a private transaction in which Hirsh represented both the buyer and seller. This off-market sale tops the highest sale of 2023 (which was also brokered by Hirsh), and is a testament to his ability to handle high-value, luxurious properties discreetly and efficiently.
The sellers, Andy and Lindsey Capps, are no strangers to big real estate deals. Andy is the CEO and Co-Founder of Buckhead-based RESICAP, a large real estate development and services firm that develops and manages thousands of build-to-rent homes throughout the country. When reached for comment they said: “Ben has been our agent for years and we have been nothing but impressed. His deep knowledge of the Buckhead market is tremendous and his extensive connections make him the ideal agent to work with. He managed our most recent off-market sale with complete professionalism and exceeded our expectations yet again.”
The home is situated on 1.8 acres and has over 10,000 square feet of living space. The Capps worked with William T Baker to design the home, and Shaba Derazi completed construction for them in 2019. Lindsey worked closely with Dana Lynch Design on the interior, and the result was a masterpiece. Luxe Magazine had the following to say about the home when they featured it on the cover in 2022: “Infusing a contemporary aesthetic into a traditional home takes skill, vision and a substantial helping of resolve. Fortunately, one Atlanta couple was steadfast in their desire to create a family-friendly residence whose clean lines wouldn’t feel out of place alongside its stately Buckhead neighbors.”
The new owners has a growing family and a successful B2B business headquartered in Buckhead: “We had such an enjoyable experience working with Ben to find us our forever family home. This was our second time working with Ben over several years and he made the entire process as seamless as possible. He listened to our needs and was able to deliver and show several homes to us, walking us through each one, and spending hours helping us narrow down to our top choice. We relied on him heavily for everything- both big and small concerns; he was always there. Not only was he able to find us our dream house, but he did so in the timeline we needed before our baby arrives, and took stress off our shoulders. We could not have better things to say about our experience working with Ben and would recommend him to anyone looking to find their perfect home.”
This sale starts the year off strong for Ben Hirsh, who was once again the #1 individual real estate agent in Atlanta in 2023, with over $135 million in homes sold. He will surpass the $1 Billion mark in career sales early this year. However, his achievements are not just in sales volume: “I get incredible satisfaction from really listening to and serving my clients.” said Hirsh. “These larger than life sales get most of the attention, but I consider myself an expert on all Buckhead real estate, not just the super high end. I treat each of my clients with the respect, dedication and expertise that they deserve and, ultimately, that creates relationships that grow and last for decades. Those relationships are my measure of success.”
For more information about Ben Hirsh and his work in Buckhead real estate, visit Buckhead.com/Ben.
While Buckhead’s most expensive home sales in 2023 did not break records, they showed broad strength in the top-end of our market. The average sale price for homes in Buckhead reached $1,714,416 in 2023, marking a 12.3% rise from the previous year. To join the elite list of Buckhead’s top 10 home sales in 2023, properties needed a minimum price tag of $7 million.
For several years in a row I have personally sold more of these top 10 sales than any other Realtor, and I am proud to say that I have maintained that record for another year with two of the top ten sales to my name, including the #1 sale of the year.
Four of the top 10 sales were new construction spec homes, indicating a demand for “new” from buyers and a boldness to fill that demand among local luxury home builders. Siegel Construction & Design built two of these four homes and has plans to bring more top-tier homes to the market in the near future. “We see a lot of strength at the top end of the market in Buckhead both for spec and custom builds,” commented David Siegel, the founder of the firm.
Among the top 10, two were high-rise condominiums. The condo at Park Place, formerly owned by Elton John, garnered international interest and secured the 9th position with a $7.2 million sale price. Meanwhile, a Penthouse at the Graydon, located on the same stretch of Peachtree Road, quietly surpassed this figure, selling for $7.95 million and achieving the 5th spot on our list.
A new Georgia State Patrol post in Buckhead aimed at curbing crime and improving law enforcement response times in the area now has its location — in Tuxedo Park on the Governor’s Mansion property. Earlier this year the state Legislature approved a $1.3 million budget to fund the new post, which will be accessed via Woodhaven Road off West Paces Ferry Road.
“With this new patrol post, our dedicated State Troopers will have another base of operations as they take the fight directly to criminals, and I look forward to seeing its positive impact on the Buckhead community,” Gov. Brian Kemp said in a press release announcing the post’s location.
The 1,750-square-foot facility will accommodate “close to 30” state troopers, the announcement noted. Twelve troopers will be directly assigned to the facility “providing increased accessibility to and security for the Buckhead community and surrounding areas around the clock.”
The post, which includes a garage bay, “will maintain the historical integrity of the (Governor’s) Mansion and surrounding grounds,” the press release said.
Gigi Rouland, president of the Tuxedo Park Civic Association, said there was no outward opposition to post’s location among nearby residents, and neighbors “will most definitely benefit from an additional layer of security presences” in the area.
“The Georgia Governor has been our good neighbor for decades,” Rouland said. “Building this new GSP post on the Mansion property will provide a central GSP location in Buckhead without burdening taxpayers with the cost of purchasing more land. We also believe a GSP post at this location, not to mention the thirty state troopers who will be assigned there, will provide an increased public safety presence that will help deter and reduce crime not only in and around our neighborhood, but also in the other neighborhoods around the West Paces corridor.”
The Civic Association was given a preview of the new post on Sept. 19 by Deputy Executive Director of the Georgia Building Authority, Gerald Pilgrim, and Col. William Hutchens, deputy commissioner of the Georgia Department of Public Safety. Rouland said the presentation outlined key factors of the post’s operations and details on how the structure “would be in keeping with the aesthetics and design of the Governor’s Mansion and our historical neighborhood.”
“We believe a permanent GSP post here, with as many as thirty additional state troopers coming and going at different times, will provide a public safety presence that will not only help deter property and other crimes in the area, but also give our local APD officers additional support and assistance in keeping our community safe,” Rouland said.
Georgia Speaker of the House Jon Burns said the post will improve law enforcement response times around Atlanta and “improve coordination between state and local law enforcement.”
Construction is slated to begin on the new GSP post early next year. A construction timeline and expected completion date have not been announced.
The new GSP post continues a string of crime-reduction efforts in the Buckhead area. Earlier this year, the Buckhead Safety Alliance group launched its security patrols for monitoring five of Buckhead’s commercial areas. The patrols include three staffed Atlanta Police Department patrol cars to monitor commercial districts with the same policing power as the APD. These efforts appear to be working. Overall crime in zone 2 (Buckhead) was down 14% in 2022 and year to date there has been a further decline of 2%.
The home at 490 West Paces Ferry Road features massive dimensions, is lavishly outfitted, and has been featured in blockbuster movies. It once had an owner with a pet lion, is embellished with $2 million in gold gilding, and has ties to a reality TV star — and those are far from the only reasons it is notable. After several years on and off the market, the two-acre property featuring an over-the-top 25,000-square-foot mansion was recently sold.
The home, which sits on a 2.05-acre property across from Tuxedo Road near the Georgia Governor’s Mansion, was purchased for $8.5 million by a local family who already lived nearby.
The sales listing notes the home totals nearly 25,000 square feet with nine bedrooms, 12 full bathrooms, and six half-baths. It also features 19 fireplaces, a four-car garage, three grilling areas with a Hibachi grille and brick pizza oven, two owner’s suites, and a grand foyer with a custom staircase. Other highlights include a courtyard-style pool and spa, a “grand salon,” a movie theater with tiered seating for up to 18, elevator, three wine cellars, game room and bar, recording studio, hair salon, and more.
Perhaps even more attention grabbing is the home’s eccentric styling that appears to be inspired by a Mediterranean villa. Amenities include 10-carat gold leaf ceilings, limestone and Moroccan hardwood floors, and furnishings from custom design firms like Phyllis Morris of LA, Maitland-Smith, and others.
The home’s outlandish style is the result of a massive renovation undertaken by its former owner, “Big Papa” Lee Najjar. A real estate investor, Najjar was portrayed as the “sugar daddy” of Kim Zolciak-Biermann of Real Housewives of Atlanta fame. The home has been featured in films such as Zombieland and the 2012 “Three Stooges”, and on HGTV’s “Million Dollar Rooms,” according to Yahoo. It was also shown on MTV Cribs.
The property has a long-standing history. The original 7,500-square-foot home was built around 1910, according to an Atlanta Journal Constitution article from 1996. In 1914, during the original building period of the great estates lining West Paces Ferry Road, the Jackson-Alsop-Arnold House, as it was then known, was renovated and expanded by architectural firm Hentz, Reid and Adler, who were also responsible for the design of several other well-known homes in the area.
The home was later renovated and expanded in 1996 by then owner and builder Jacque Fowler. The renovations included the Mediterranean-themed styling that carries over to the current house. It was then dubbed Villa Banderas after Fowler’s lion cub pet, Banderas.
Barry Milam, a real estate broker and custom home builder in the Atlanta area, was the listing agent of the home for over five years and actually lived on the property as caretaker for several years between 2017-22. He said the build quality of the home is exceptional.
“I’ve built homes for over 50 years, and the craftsmanship is simply like nothing I’ve ever seen in Atlanta,” Milam said.
The home was listed in 2009 for a staggering $25 million, making it reportedly the most expensive asking price in the Atlanta area at the time. However, prospective buyers apparently felt it wasn’t worth its eyebrow-raising price or took issue with its unique design, so it remained unsold for years.
Milam believes the styling was a case of “love it” or “hate it” for many prospective buyers.
“The uniqueness of the interior, that’s what either appealed to people or turned them away,” he said. “I feel if it had been in L.A. or Miami, it would have been sold very quickly. But in Atlanta’s traditional market, I feel it took a special customer. It’s certainly one of the most unique homes in Atlanta.”
The listing price was reduced to $15.9 million in 2014, but later that year it shot back up to near the original asking price of $25 million before quickly falling again.
The deed records on the home are a jumble of unusual transfers, but in 2015 Najjar lost the home to foreclosure. It was then sold by the mortgage lender for a bargain-basement price of $1.358 million on the Fulton County courthouse steps to a private investor from California who immediately relisted it at $18.8 million. It has been on and off the market since.
One aspect of its on/off listings, Milam says, is a rash of bad luck at the 11th hour during the sales process, at least while he was the listing agent.
“It went under contract on several occasions,” he said. “We sold it to a famous rapper, we sold it to a California movie director, we sold to several people, but every time some late issue came up, so it never got past due diligence. It was just very unusual circumstances.”
The home finally found a new buyer after being listed in September 2022 for $9.98 million and later dropped to $8.995 million in March. It was sold June 30 through an $8.5 million cash offer. The new owners are already making it their own and will be moving in soon. It appears the home’s days of drama are now history.
Property assessment notices hit Buckhead mailboxes in June, and many homeowners were surprised by what they found. One of our readers had the taxable value of their home more than double to over $18 million! To get a better understanding of the process, Buckhead.com sat down with the Chief Appraiser of Fulton County as well as an attorney who specializes in property tax appeals. Read on for more information on how the process works and click here to search for your assessment online.
The average home in Fulton County saw a 15% increase in value in 2023, and assessed values went up 12% on average in the City of Atlanta compared to 2022, according to the Fulton County Tax Assessor. Despite the increase in average assessed property values, Fulton County Chief Appraiser Roderick Conley told us that 2023 is not considered a “catch-up” year.
Conley explained that numerous factors affect a property’s assessed value. “A combination of property characteristics, such as year built, square footage, bathroom count, and story height, along with the market, but it’s the market as of January 1 of the tax year.” The last part of his statement is important- the assessed value is based on the market and other factors during the PREVIOUS year. Any market fluctuation during the first half of 2023 would not have a bearing on this year’s assessments.
Jacoby Elrod, tax appeal consultant with Campbell & Brannon, notes that this is one reason some homeowners may not agree with their assessment. “Some people might argue that the market has softened a bit [in 2023]. But while inventory was low [in 2022], sales were still pretty strong in general.” Elrod continues, “And so when we’re looking at 2023 values, the county’s using 2022 sales comps. The way that process works is not the most responsive, maybe to the market, since it’s using the previous year’s data. It’s not going to respond to this spring’s market trends, for instance.”
Elrod said that higher than expected assessments seem to be more common in 2023. “We see that every year with some properties that will increase three and even four times, but it seems like this year, it’s just been a bit more widespread. It just seems to be hitting people harder than they expected, and maybe than it did in the last couple of years.”
Sometimes a home’s value may jump dramatically from one year to the next for good reason. If an assessment appeal is taken before the Board of Equalization, the assessed value is frozen for that year and the following two years under the 299C provision, regardless of the ruling on the appeal. 299C is the area of the state code that provides for the three-year property value freeze.
Once that value freeze has expired, Chief Appraiser Conley explains, the homeowner may be surprised the following year. “After that period of time has expired, that value comes off. It’s not an appreciation of that one year from year-to-year, it is actually a culmination of those three years.”
Remodeling, finishing a basement, or building additional square feet can also add to a property’s value. Mr. Conely and his team use mass appraisal techniques to value each property annually, and they try to complete a detailed review every three years to confirm the condition, square footage, etc., and synchronize the value with the market.
A home’s purchase price may be considered the market value the year following a sale, but that is not necessarily the case. Conley says, “You do have the ability to seek the transaction value. For example, if your property sold in 2022, [the appraised value may be] the transaction value or no higher than the transaction value for that following year.” Any remodeling or additions that are completed before the year’s end can cause the appraised value to be higher than the purchase price. Elrod says the county is not required to use the sale price as the assessed value, “But they can increase it to that, as long as they’re also increasing comparable properties in the neighborhood within a reasonable value and keeping uniformity of assessments.”
Elrod finds it difficult to make broad conclusions about how assessments typically turn out. “I’ve seen a few increases that are big, but are supported. But then I’ve also seen a lot of increases that are large and are just not supported by any data or the market.”
Buckhead business leader Robin Loudermilk received a surprising assessment this year for his home along West Paces Ferry Road. The property, known as Villa Juanita, was last purchased in 2016 for $7.2 million. The assessed value has hovered around that price each year since the sale, including a value freeze at $7.2 million for 2020-2022. Mr. Loudermilk was “shocked and bewildered” to find his property assessed for $18,097,200 in 2023. Loudermilk said the price was “at least double what I thought it would be.”
Villa Juanita was professionally appraised twice within the past eight months for $9.75 million. With two appraisals in hand, Loudermilk says “We’re already in the appeal process, and we’ll see how it comes down.”
The most expensive home sale in Atlanta’s history, $18.1 million in 2021, is in the same neighborhood. Oddly enough, that record-setting home’s value was just over $9.5 million in 2023, according to the Fulton County Board of Assessors.
Chief Appraiser Conley emphasizes the importance of the appeal process in situations where the market appears to be significantly undervaluing or overvaluing a home. “That’s why the appeals process is so good. When someone may think we’re incorrect, whether it’s the characteristics or just the overall evaluation, you bring those things to our attention and we’ll take a look at it.” Conley and his staff want to make sure they have the correct data for accurate assessments. “There’s are lot of benefits of bringing those things to our attention. We want to make sure that the information in the data is correct, as relates to the characteristics. Then we can have a discussion as to the fair assessment of the value.”
The appeal process begins by visiting the Fulton County Assessor’s Office online. The deadline for 2023 appeals is July 24, 2023. While a homeowner can go through the appeal process on their own, there are benefits to hiring a professional like Jacoby Elrod and his colleagues at Campbell & Brannon. Even though most of the information you need for your appeal is public record, Elrod and his firm pay for additional information, such as FMLS data, that most folks don’t have access to. Elrod adds, “From my experience, the benefit of having a professional [file the appeal], or at least assist, is just knowing what to present, and how to be efficient with it.” The homeowner only gets a 10 minute hearing before the Board of Equalization (BOE), so it is definitely helpful to know exactly what to say!
Many homeowners think that simply filing an appeal grants a value freeze under the 299C provision, but the home’s value is not frozen automatically. Elrod says he perennially fields calls from frustrated homeowners who thought their value had been frozen. “They appealed the previous year, they were successful, and thought they were going to have a freeze, but it turns out, they just accepted the county’s initial value. And that did not freeze the value.”
As long as the appeal goes to the BOE, whether you win or lose, the value of your property is frozen for three years. Elrod says the homeowner can attend the BOE hearing, or simply respond to the BOE’s letter in the appropriate manner to initiate the value freeze. When you receive a notification from the BOE containing a hearing schedule, and you believe your property’s value is reasonable, reach out to the county appraiser requesting a value agreement. Make sure the value agreement mentions the 299C provision before you sign it, and your value freeze will apply.
Chief Appraiser Conley adds, “The 299c provision can also be applied should the appeal be resolved informally with staff prior to forwarding the appeal to BOE.”
Elrod says many taxpayers across the state appeal their assessment every three years just to have the value frozen because “that gives the homeowner a bit more knowledge and more stability knowing what their taxes are going be based on in the two years following appeal.”
That doesn’t mean that every homeowner should file an appeal. There is a chance your property value could go up if the county doesn’t have current data about square footage or other improvements on your property. County appraisers do not have the right to enter your home for an inspection, but they can walk the property to take measurements and inspect your home.
The county has 180 days to respond to an appeal according to the state code. Fulton county receives so many appeals that they are often granted an extension period. The Board of Equalization begins scheduling hearings in the early fall, and hearing dates may run into spring of next year.
Elrod describes what to expect while a homeowner is waiting for their appeal to be heard, “While the property is under appeal consideration, the default is for the temporary tax bill to be sent out. That’s also known as an “85% bill,” because it’s based on 85% of the current year’s total value, or 100% of the previous year’s total value. So essentially, the county is trying to provide some relief, in case there was a giant increase. For instance, they would use last year’s bill, just to keep the homeowner from being liable for a big bill they weren’t expecting right now. And then once the appeal is complete, the county would issue a revised final bill for any remaining amount to you. Or they would issue a refund check, like a lump sum refund.”
Time is of the essence when it comes to appealing your property value assessment. Elrod emphasizes, “The most important thing if you’re considering appeal, is probably just go ahead and get an appeal filed while the appeal window is open. Because if you miss that deadline, the county will not work with you. A taxpayer can always file an appeal on their own behalf at first, and then hire a firm like ours or another tax rep to come in and represent them later down the road if they feel like that is necessary.”
Homeowners are also advised to double check the homestead exemption on their assessment letter. Make sure your homestead exemption is listed on your notice, and confirm that the amount has been calculated correctly.
If you are interested in professional assistance with filing an appeal, Cambbell & Brannon charges a $500 administrative fee to handle your appeal, plus a 25% contingency on the first year’s tax savings. This covers all filings, valuations, and correspondence with the county, plus representation before the Board of Equalization. The contingency only applies to any savings during the first tax year, and the homeowner does not pay additional fees for subsequent years of the value freeze.
The middle school dance. A mix of awkwardness, nervousness, and hesitation permeate the air. Students dressed in their finest attire stand in clusters, attempting to hide a blend of excitement and trepidation. Who will make the first move? Hesitant feet shuffle on the dance floor, as unsure steps seek to find their rhythm.
The Buckhead real estate market in 2023 is not unlike that middle school dance, as buyers and sellers consider their options. While our market (and the Atlanta market overall) is one of the strongest in the country, the dramatic rise in mortgage rates has put many on the sidelines.
In the first half of this year, the number of single family homes sold dropped 42.5% to 274 homes sold vs 475 in the same period last year. While it is natural to see this kind of fluctuation as a lack of demand from buyers, the decline is being driven equally by seller hesitation. Prices increased by 6.9% over the same period, underscoring the opposing market pressures. Click here to see the top 10 home sales so far this year.
Comparing the first half of 2023 to the first half of 2022, here are the year-over-year percentage changes for the given data:
Single Family Homes:
Condo/Townhomes:
| 1st Half 2022 | 1st Half 2023 | ||
| Single Family Homes | Total Sold | 475 | 274 |
| Average Sale Price | $1,487,281 | $1,590,773 | |
| Average Days On Market | 40 | 56 | |
| Condo/ Townhomes | Total Sold | 787 | 461 |
| Average Price | $498,028 | $473,179 | |
| Average Days On Market | 41 | 49 | |
The spirit of Buckhead heads forward. This is the way it has been, and perhaps this is the way it will always be. The spirit of Buckhead points forward. You see it in the way we work, and you see it in the way we play. The reach is always extending further. The search is for excellence and beauty and grace and vibrancy.
We are a community of individuals. We are diverse, we are dynamic, and 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. Forward.
