In the ever-evolving landscape of Buckhead’s real estate market, a recent trend analysis reveals a striking dichotomy in the single-family homes sector. The data, spanning from 2018 to 2023, shows increasing property values against a backdrop of declining sales volumes, a trend that speaks volumes about the shifting dynamics of this desirable area of Atlanta.
The red line in the graph illustrates a downward trajectory in the number of single-family homes sold over the years. The peak of sales was observed in 2021, with 1,437 homes sold. However, this figure took a sharp downturn in the subsequent years, with sales plummeting to just 672 homes last year. This represents a startling drop of approximately 53% from the 2021 peak and a 27.4% drop from the prior year.
The chart paints a different picture with its blue line, indicating the average sale prices of these homes. In a counterintuitive twist, the prices have been consistently on the rise, even as the number of sales dwindled. From an average price of $1.13 million in 2018, the market saw a steady climb, reaching a zenith of $1.71 million in 2023. This upward trend in prices, marking an increase of over 50% in five years, suggests that the Buckhead market remains a bastion for high-value properties, attracting affluent buyers despite the overall decrease in transactions.
While this data clearly indicates that Buckhead remains the address of choice, it exposes the fact that supply levels of available homes are clearly not keeping up with demand. With metro Atlanta once again poised to be one of the top US real estate markets in 2024, these trends are likely to persist.
Is This A Problem That Requires A Solution?
While individual home-owners may cheer the news of their home value increasing, it is a point of debate whether these increases in value and constraints on supply are healthy long term for our community. Affordable housing advocates focus on workforce housing through multi-family projects such as the one proposed by the Atlanta Beltline Inc at 579 Garson Drive in South Buckhead, but single-family homes are never part of those conversations. Not since Atlanta’s City Planner Tim Keane released Atlanta City Design Housing in December 2020, has anyone attempted to change housing density and zoning to allow for more single-family homes to be built at a lower cost. The pushback from the community to these changes was strong and swift. Keane left Atlanta for the same position in Boise, Idaho one year after unveiling his proposals, which have since been tabled. Without the political will or public support for changes to zoning, the Buckhead real estate market will continue to be shaped by the delicate balance between available land, construction costs, supply, demand, and interest rates.
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.
Your imagination is the only limit to what you can create at this amazing estate! Situated on a roomy 14+ acres, it is the largest property available in the Buckhead area and is being offered for sale for the first time. The grounds include 14+ usable acres with no floodplain. A stately formal entrance is on Davis Drive and a gated staff entrance is accessible from Northside Drive.
Welcome to 490 West Paces Ferry Road Atlanta's most prestigious address. This idyllic 2+/- acre estate was designed with the utmost privacy and security in mind. Upon the gated entry lined with Limestone pavers, additional gated entry to the 4 car garage.
Behind a massive gate is a spectacular residence constructed of stone, limestone and slate on almost two acres of breathtaking grounds.
Harrison Design was the Principle design firm for the entire property including the landscape design, and all interior finishes and furnishings. Located in a very private estate neighborhood in North Buckhead (30327) but technically in Sandy Springs.
JUST REDUCED BY $500,000! Welcome to 365 King Road! Located in the Tuxedo Park/Chastain neighborhood and on the best stretch of King Road (which is considered by many to be the best street in the city), this spectacular Michael Ladisic and Yong Pak creation is an absolute masterpiece where comfort and intimacy are just as salient as the astonishing beauty you will see at every point throughout th
2520 Peachtree Road NW Unit 2102, Atlanta, Georgia 30305
Sold 11/14/2023
3Bedroom(s)
4Bathroom(s)
5Picture(s)
7,200Sqft
When entering the 21st floor from the controlled access elevators the foyer was custom designed for the unit w/large format Macchiato Vecchiarelli polished porcelain slabs. Unit 2102, one of two penthouses located at the Graydon Buckhead is available for sale. The unit is new, not ever occupied. This exceptional home was custom designed to provide a lifestyle home for the owners.
An exquisite 10,500-square-foot estate serves as the 2023 Southeastern Designer Showhouse. The custom-built residence on Normandy Drive is one of the latest projects by builder and developer Benecki, architect William T. Baker& Associates, landscape architect Land Plus and interior specification designers Source.
One of the most extraordinary properties in all of Buckhead, this private 5+/- acre gated estate offers a true escape in the heart of prestigious Tuxedo Park. Custom built home includes the Main House with 7 Bedrooms, Guest House with 2 Bedrooms, plus additional Guest House with 1 Bedroom and boasts garage parking for 9 cars. This home is perfect for entertaining, both indoors and out.
2660 Peachtree Road NW Unit 36D, Atlanta, Georgia 30305
Sold 11/01/2023
4Bedroom(s)
4Bathroom(s)
0.29Acres
13,332Sqft
Introducing a truly unparalleled masterpiece in the heart of Atlanta, Georgia. This sprawling condo, a union of six separate units, has been transformed into a palatial two-story sky residence that stands as a testament to luxury living.
Offering the highest level of quality and design excellence, this striking transitional modern home built by Siegel Construction and Design sets a new standard of luxury in Chastain Park oriented on 1.5 acres. Floor-to-ceiling windows flood the open main level with natural light creating a seamless integration of indoor and outdoor living.
$7,000,000
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Buckhead resident Anne McKillips says she wants her “quality of life back” in aiming to pass legislation that could automatically cite the owners of cars that produce excessive noise.
McKillips, a retired entrepreneur who lives near Lenox Road and Ga. 400, leads the volunteer-based Georgia Loud Cars Task Force, which is working with legislators to draft bills aimed at limiting vehicle noise through automated citations. The group recently began a petition that aims to draw support for the cause in the hopes it will spur legislators to take up the issue in 2024.
“The noise pollution in this world is incredible, and it needs to be brought under control,” McKillips said.
Group proposes use of noise detection cameras
McKillips and her volunteer task force plan to introduce legislation that will allow for the use of noise detection cameras statewide. Such camera systems have already been implemented in cities like Knoxville, Tennessee, and Miami, and New York City lawmakers are expected to allow their use soon, Forbes reported.
The noise detection cameras work like other automated traffic systems, including school zone speed cameras, McKillips said. They can be mounted near roadways, calibrated for that location, and will detect any cars surpassing a certain decibel threshold set by local lawmakers. When the system detects excessive vehicle noise from a car, the cameras can snap a photo of its license plate with a time, date, location and decibel stamp, allowing a citation to be issued to the registered owner of the car.
The task force is currently working with several Georgia House and Georgia Senate representatives, she said, to introduce bills in each house in 2024. Similar bills were proposed in the Legislature during the 2023 session, but they “went nowhere,” McKillips said, spurring the task force to continue drumming up support.
The group’s Change.org petition, which began Nov. 17, had garnered over 1,400 signatures as of Dec. 6.
“I’m hoping we can get people to circulate it to their entire network so we can say to the entire legislature this is important to the citizens of Georgia,” McKillips said.
The Loud Cars Task Force does not intend to mandate these cameras at any level, McKillips said. Rather, it wants the state to pass a bill to allow for their use statewide and leave the decision to use them up to local control.
“One of the things that’s really important in the bill, we want to make sure the state Legislature allows the noise detection technology but does not mandate it,” she said. “Every jurisdiction will make the decision to use it. We also want it so that every jurisdiction that implements it can set its own decibel level [limits]. For instance, Tuxedo Park needs a lower decibel level than Fulton Industrial [Boulevard]. We only want it available.”
She is certainly advocating for their use in Buckhead and the City of Atlanta, though.
Buckhead is purportedly a hotspot for car noise vehicle complaints
A study conducted by Georgia State University students found Peachtree Road had the highest number of vehicle noise complaints calls to the Atlanta Police Department from June 2021 to June 2023. Three-hundred calls were fielded by the APD during the two-year span. Neighborhood Planning Unit B — which includes North Buckhead, Buckhead Forest, South Tuxedo Park, Buckhead Heights, Peachtree Heights East and West, Garden Hills and Buckhead Village and other local areas — had the second highest noise complaint volume of the 25 NPUs within Atlanta, the study noted.
The vehicle noise around Buckhead is what inspired McKillips to create the task force around three years ago. At first, McKillips said she wanted people to continually call APD each time they heard an excessively loud car.
“I kept calling and calling,” she said. “After talking to some APD officers, they can’t do anything about it. If there’s a loud car, by the time they get there, it’s gone. There are more important things they have to address, and they don’t have the staff to sit everywhere and monitor [car noise levels].”
McKillips said excessively noisy cars have become a nuisance, but it goes beyond quality-of-life issues.
“We want to have noise pollution caused by cars, trucks, ATVs, anything, under control,” she said. “That’s our real goal. It affects wildlife, children with autism, it can cause strokes. I’m tired of it. If we don’t make it through this session, I’ll be back the following year.”
Difficulties exist in enforcing vehicle noise levels
A specific noise limit threshold that can be emitted from a car’s muffler is not outlined in state codes. However, it is a misdemeanor to sell or use a muffler “which causes excessive or unusual noise.” As such, it’s often up to an officer’s discretion to cite a car owner for excessive muffler noise, Lt. W. Mark Riley, former public information officer for the Georgia Department of Public Safety, told 11Alive in 2021.
State codes dictate that sounds produced from a car’s audio system cannot be heard at a distance of 100 feet or more from a vehicle, however.
The Loud Cars Task Force hopes that municipalities or counties would be able to use the passage of their proposed bill(s) to set specific decibel limits. McKillips said signs would also be posted to warn drivers of their use. State law requires such signs to be erected advising drivers of the use of speed detection and red-light cameras.
Representatives from Michelin’s famous guide presented the first Michelin stars to restaurants across Atlanta on October 24, 2023. Atlanta’s Michelin Guide joins just six other U.S. Guides- New York City, California, Colorado, Florida, Chicago, and Washington DC. Chefs and diners around the city have been buzzing since the announcement that the guide was coming, and there was a palpable sense of excitement leading up to the announcement.
Michelin Guide Experiences and Communications Director Elisabeth Boucher-Anselin described how Michelin’s anonymous restaurant inspectors were “amazed” by the quality of the restaurants they discovered in Atlanta. She said they felt “this spark Atlanta has- The one which makes the difference, and attracts international travelers looking for a very special journey.”
45 restaurants were recognized during the event. The selections were all inside the perimeter, but Michelin says they may expand beyond the perimeter in the future. 5 Buckhead restaurants were recognized, including Atlas winning a coveted Michelin star. Other hot spots around the city include the West Side, East Atlanta, Decatur, and Chamblee/Doraville.
Michelin Guide history
The Michelin Guide began as a way to help motorists plan trips across France. The Michelin brothers figured that more driving trips meant more tire sales, and they were right! The guide included maps, instructions for changing a tire, where to buy fuel, and more. The guide began to include hotel and restaurants in the 1920s, and the now famous restaurant inspectors began to visit and review restaurants anonymously. The first Michelin star was awarded in 1926, with 2 and 3 star ratings added five years later. The Michelin Guide now rates over 40,000 establishments across three continents.
Buckhead’s winners
There were several awards handed out on October 24, but perhaps the one with the most culinary weight is the coveted Michelin Star. A star in the Michelin Guide means a restaurant is “High quality cooking, worth a stop!” Michelin’s restaurant inspectors judge a restaurant on quality of ingredients, harmony of flavors, mastery of cooking techniques, personality of the chef reflected in the cuisine, and consistency of food and service between visits. A Michelin star (or two or three) recognizes a chef and a restaurant among the best in the world.
Atlas dining room. Photo courtesy of Atlas
Atlas and chef Freddy Money were awarded the first Michelin star in Atlanta’s history. Anyone who has dined at Atlas is not surprised by this recognition. The inspectors found Atlas “snuggled inside the St Regis” and called the restaurant “impossibly elegant.” Of winning Atlanta’s first Michelin star, Chef Money said, “Very humbling. Awesome experience and shows the dedication and hard work of our whole team, so we’re very proud.”
THE CHASTAIN General Manager Emilee Durrett with their new stars in the backgroundFarmer Jeff is in charge of THE CHASTAIN’s on-site organic gardens
THE CHASTAIN was the first Buckhead restaurant to be recognized during the Michelin Guide ceremony, and they ended up with three awards on the night. THE CHASTAIN’s Juan Fernando Cortés won the first Michelin Sommelier of the year award in Atlanta. Michelin inspectors said that Juan “puts care and thought into each and every selection, and that he’s not afraid to think outside the box.” In a testament to his commitment to his craft, Juan was not in attendance to receive his Michelin award because he was working at the restaurant.
THE CHASTAIN was also awarded one of two Michelin Green Stars in the city. A Michelin Green Star is awarded to acknowledge a restaurant at the forefront of sustainable practices and ethical environmental practices. The inspectors were impressed with the way THE CHASTAIN goes “above and beyond organic.” THE CHASTAIN and fellow Green Star recipient Bacchanalia join just 21 other Green Star restaurants in the U.S.
General Manager Emilee Durrett said the Michelin Green Star recognizes a big part of what THE CHASTAIN has been working toward concerning sustainability. “When we set out to do THE CHASTAIN, a big goal of ours was making an impact not only in a neighborhood, not just in Atlanta, but in the southeast as a whole.” Durrett said the team at THE CHASTAIN, including Executive Chef Christopher Grossman, has been dedicated to, “changing what it could look like to have relationships with local purveyors, farmers, and independent businesses, and really making a choice to do that, despite the challenges.”
The Michelin Guide chose 30 restaurants for their first Recommended Restaurants selection in Atlanta, including THE CHASTAIN, Storico Fresco, and Tomo. Bib Gourmand recipients are recognized by the Michelin Guide for high quality food for a reasonable price. 10 restaurants made the list in Atlanta, and we are going to claim Heirloom Market BBQ as Buckhead’s winner on the list.
We would like to congratulate all of the restaurants recognized in Atlanta’s first Michelin guide. Check out the full list of winners below, and support your local chef!
Canterbury Court has been an integral part of the Buckhead community since it opened in 1965. The recently expanded campus will be home to over 500 senior adults, nearly double the previous capacity, in what is referred to as a Life Plan Community. With multiple restaurants and myriad amenities, Canterbury Court feels more like a resort than a retirement community. The fact that Canterbury Court refers to internal sections of the campus as neighborhoods speaks volumes about the culture of the staff and residents.
The connection to the greater Buckhead community is an important aspect of life at Canterbury Court. President and CEO Debi McNeil said, “More than 60% of our residents come from [the Buckhead] area and have lived here most of their lives.” She continued, “It means a lot to be part of the city, to be in the heart of it. Not to be isolated. People want to be near their families, they want to be near the things that they know and love, and to be part of that same environment they were always in.”
McNeil says the expanded medical facilities in the new Monarch Tower allow Canterbury Court to have “state of the art, healthcare, and spaces that people want to be a part of that still feel home-like and residential.”
About the campus
Residents enjoy independent living in 323 apartments across 4 residential towers. When their needs change, they can seamlessly transition into the assisted living and skilled nursing facilities on-site, including 42 assisted living apartments, 40 Skilled Nursing apartments, and 21 memory support apartments.
Independent living and healthcare are in separate neighborhoods, but everything is still connected and integrated. Healthcare residents are encouraged to participate in activities in the main buildings, but there are separate activities and events in the Monarch Pavilion. McNeil said the path from independent living to healthcare is not necessarily a straight line. “We tell people just because you go to HealthCare doesn’t mean you’re never coming back.”
The private Wisteria Park garden for memory support residents
The grounds are an important component of life at Canterbury Court. The 14 acre campus includes lush gardens with over a mile of walking trails, along with a recently added state-of-the-art greenhouse and residents’ private garden beds. A new 8,500 square foot landscaped terrace known as the Overlook has expansive garden views, a bocce ball court, putting greens, and more. A 10,000 square foot secure therapeutic green space was recently added for the exclusive use of the memory care residents.
History of Canterbury Court
Frank Player and Margaret Hancock conceived the idea for a new retirement home, and asked rectors of Atlanta’s All Saints’ Episcopal Church and St. Luke’s Episcopal Church to sponsor the project. From the Canterbury Court website, “Their idea was to create a community where older adults could live and share a joyful lifestyle, with a continuum of care to meet changing needs.” Their dream was realized when Canterbury Court, Atlanta’s first Life Plan Community, opened in 1965.
The original Club Tower is still recognized for its striking mid-century modern architecture. The Peachtree Tower opened in 1991, and the Vermont tower in 2005, both echoing the style of the original tower. The latest additions to the campus are a departure from the original design, while still visually integrating with the existing buildings. Debi McNeil said of the Garden Tower and the Monarch Pavilion, “I always like to say they’re not twins, but they’re definitely sisters.”
2023 expansion
The Garden Tower and Monarch medical Pavilion represent the largest expansion of Canterbury Court to date. The new facilities add 133 independent living apartments and more than 40 apartments in the healthcare neighborhoods. The expansion doubles both the square footage and the number of residents.
Dedicated memory care apartments and the 10,000 square foot private memory care garden are important additions to the Canterbury campus.
Board Chair David Aldridge says discussions about expanding Canterbury Court began in 2016, “We came away with aggressive goals, not just to have adequate health care facilities, we want it to be best in class.” Aldridge continued, “We needed to reach a higher level of operating efficiency, and that meant we needed to expand our independent living campus alongside our healthcare. These two go together like hand in glove.”
What’s next for Canterbury Court?
The next project for Canterbury Court will be adding to the green space. After purchasing three adjacent homes along Vermont Road, Debi McNeil explains, “We are going to be working with the Neighborhood Association and the city through the zoning process to take those homes down and add another 1.3 acres to our green space.”
Canterbury trustee and chair of the Enrichment Project Oversight Committee Larry Lord spoke at the grand opening of the Garden Tower and Monarch Pavilion. His remarks summed up the impression we got from all of the residents and staff we spoke to, “Our campus is truly a testament to our commitment to progress, the enrichment and bettering our residents’ lives and to the bright future that lies ahead for Canterbury Court. May the Monarch Pavilion and Garden Tower along with our existing facilities continue to bring joy, comfort, and a sense of community and pride to all those who call Canterbury Court home. May the winds of inspiration and hope forever grace the halls of Canterbury Court.”
Restaurants come and go in Buckhead for any number of reasons. Pietro Gianni and Stephen Peterson (Yeppa and Co., Storico Fresco, Forza Storico, etc.) announced that their Italian wine bar, Storico Vino, was closing in June of 2023. Gianni said at the time, “The main reason for the rebranding is that Yeppa and Co. is extremely successful and we knew it would likely hurt [Storico] Vino.”
Rather than replace the wine bar with one of their existing concepts, Gianni and Peterson decided to give their staff a chance to create something more personal, and the result is an exciting addition to Buckhead Village.
Pachengo’s Neighborhood Taqueria serves Mexican food you might expect to find in a food truck in Mexico City, and that’s no accident. Omar and Lupe Santamaria, the husband and wife chefs behind the menu at Pachengo’s, are both originally from Mexico City. Omar said he and his wife have worked at Storico Fresco, Yeppa and Co., and Forza Storico, and they jumped at the chance to create their own menu.
Food truck vibes
During a conversation with the owners, Omar expressed that he would like to run his own food truck one day to serve traditional Mexico City fare. He says the owners offered the Storico Vino location and said, “okay, this is your food truck, Make it work.”
Pachengo’s is definitely more civilized than a food truck in a parking lot, but it has a fun vibe that is unique in the village. The bar and long tables inside encourage sharing dishes and mingling, and the outdoor covered patio space is a great place to enjoy the weather.
The menu is small and focused, like you might expect from a food truck. “You can see the kitchen is pretty small,” Omar said, “So it’s like a food truck.” He said he doesn’t feel constrained by the small kitchen, but rather it was designed to have just what they need.
Food with family ties
Omar and Lupe designed the menu around family recipes and many they developed together. Omar’s family has a small restaurant in Mexico City, and he grew up with his grandma, who he credits with teaching him how to cook. He says many recipes on the menu at Pachengo’s are from his grandma. Omar gives Lupe credit for several menu items, and he says she is invaluable when they need to “fix” a recipe or create something new.
Tacos are (of course) a specialty, as well as enchiladas with tomatillo sauce or mole, and a remarkable carne asada plate, along with the sides and starters you expect. Everything tastes fresh, and the preparations are simple and delicious. Each ingredient feels like it is there for a reason, and the flavors are perfectly balanced.
Simple and delicious
The drink menu at Pachengo’s is also a departure from the typical new Buckhead restaurant. The drink menu is simple and curated to accompany the Mexico City vibe of the food. You won’t find craft cocktails at Pachengo’s, but you will enjoy the simple and traditional margaritas, palomas, ranch water, and Sangria, along with a selection of wine and (mostly Mexican) beer.
Keeping with the taqueria theme, there are no fountain sodas. Panhengo’s serves Hibiscus agua fresca and bottled sodas like Mexican Coke and Sprite and a selection of Jarritos bottled sodas.
Pachengo’s is open for lunch and dinner, and they plan to offer breakfast soon. The restaurant is located at 3065 Peachtree Road, across from One Buckhead Plaza near the corner of Peachtree and West Paces Ferry.
Only Alisa Barry could take a whopping 3,100 square foot space, fill it with a thousand items and make it feel like home. The impeccably curated Bella Cucina shop is remarkable. And maybe a bit magical.
What started as a simple line of pantry provisions, from the likes of an Italian grocer with a terrific sweet tooth, has since blossomed into a gift shop, a vintage cocktail starter shelf, a furniture store, a dreamy closet, an art studio, workshops, and a languid gathering spot. Yet, it’s so much more than any of this. It’s a rare force nudging you to become a better version of yourself.
Bella Cucina helps you up your game and finally indulge in those brilliant ideas which, on second thought, you always deem too hard and undoable. Ideas like throwing a fete with old school cocktails served in swanky vintage glassware, just like Fitzgerald and Hemingway—minus the fist fighting. Or eating fat bowls of saucy pasta around a rustic French farm table despite your terribly narrow porch. Or making your abode magazine-worthy using sky-high vases, petit paintings and oversized floor coverings. Or more than any of this, undo your doing by tapping into inner peace and serenity through the meditative practice of Japanese ink art.
There is something for everyone at Bella Cucina. It’s both your guidebook and your resource to living fully and living well.
It started with inspired cuisine
In the early nineties, Alisa opened a café in Atlanta to share her passion for cooking and eating as an artful ritual. Inspired by her sabbaticals in the hill towns of Italy and culinary training in California (she apprenticed under Alice Waters at Chez Panisse), she created simple menus with locally sourced ingredients. When her loyal customers kept asking to take home her artful offerings, an artisan food business was born.
Then Oprah found her. The best-selling Lemon Artichoke Pesto was the first Bella Cucina item to make Oprah’s Favorite Things List. Pretty much everything Alisa does is spot on. Subsequently, she began searching the globe for objects of affection and collaborations with other like-minded artisans in order to create beautiful essentials for our kitchen, home and soul.
At home in Buckhead Village
The Bella Cucina flagship store in Buckhead is one of those exceptional places that lets you touch sculpture. It’s a bookshop. It has one-of-a-kind antiques, furniture and found objects. It’s ceramics and textiles and wooden picnic baskets. It is elegant serving bowls. It’s a market chock full of Spanish potato chips in stylish tins, Italian hot sauce, pomodoro sauce and artisanal pastas. Spices and aromatic salts sit next to a rainbow of small-batch pestos and bountiful rounds of Pane Rustic. It’s walls of Alisa’s gorgeous custom Japanese ink art. It’s also a venue to learn about Tea Tasting & Artful Food Pairing or take a Food Photography Workshop. But again, it’s really so much more than all this.
It’s inspiration and courage. A reminder to slow down to the speed of life and live more deliberately so you can capture all the joy one life can amass. You only get one. It’s a shot of wellness and the easiest steps to simplicity. So perhaps this is why it feels akin to home.
Bella Cucina is your one-stop life shop. It’s loads of goodness plunked into one sunny locale. The sunshine glistens into the storefront all day long. Given its location on the Buckhead Avenue block, all-day abundant sun isn’t even geographically possible, but it’s happening.
A guide for your first visit
Here’s what you absolutely must know before you visit Bella Cucina. There is only one way to experience its wonderment. Immediately, upon walking inside, take in the welcoming signature scent. Right then, the space starts to transform you. But stay with the plan. Don’t get lost in the store quite yet. Instead, walk straight to the checkout and find the deck of EnCOURAGEment Cards. Pull one out. Read it. Then reread it because it’s so perfectly attuned to your life in that moment. The exact affirmation you needed, right? Good news is you get to keep the card. Next, turn around and take in the vast enchantment surrounding you. What narrows your focus? Or piques your interest? Saunter over to it. Start there. Nothing else matters as you begin to step and turn and reach and meander around the milieu of Bella Cucina.
Sometime after you visit, your soul might start hungering for more than the banal day you’ve had, and it can feel like something deep down inside you is missing. Only you can’t pinpoint exactly what, that’s when you’ll recall the EnCOURAGEment Card you pulled from the deck. The one that challenged you to be braver and live more completely. Just remember the ting of magic you experienced when you picked it. Reset your sights and aspirations to the card’s suggestion and affirmation. All of which will beg you to return to Bella Cucina to discover new ways of continuing to live your best life. You’ll always find your way back there. Again and again and again. Just like home.
Bella Cucina is located in the heart of the Buckhead Village at 270 Buckhead Avenue.
Popular middle eastern restaurant Delbar, which operates locations in Inman Park and Alpharetta, has advanced its second round of plans to open a prominent new location in Buckhead at the corner of Peachtree Road and West Paces Ferry, adjacent to One Buckhead Plaza. This new location at 3060 Peachtree Road would replace the former King + Duke restaurant that closed earlier this year.
Kevin Plenge of Fathom Architecture, which is spearheading the design of the proposed restaurant, presented Delbar’s plans to the Special Public Interest 9 Development Review Committee (DRC) Oct. 4. The DRC conducts reviews of development plans that require a permit and passes its recommendations to the City of Atlanta for its review. DRC members voiced no issues with the plan as presented.
Some of the dishes available at Delbar in Inman Park as seen on the restaurant’s Facebook page.
Delbar’s proposed Buckhead location set to open next year
Though the plan still requires additional stages of approval, Plenge said the Buckhead Delbar location will seek to open for business by February of next year, but there is the possibility it could begin operations sooner.
Several updates are planned for the exterior of the restaurant — including a water feature and arched design elements — but the most notable is the inclusion of a 1,940-square-foot addition. Plenge said the addition’s seating area will include retractable windows and a retractable roof. These features will allow for open-air dining in fair weather, but the space can be closed off and will be climate controlled when necessary.
Plans call to “soften the design” of the exterior with modern arches, wood and stucco. Plenge said will, “brighten up the current overall look of the facility.”
The current interior of the restaurant should begin operating early next year, Plenge said, while construction on the outdoor space, which he said will “liven up that corner,” is ongoing.
“It would be ideal if this exterior [addition] was open by May of next year,” he said.
The permit application for the new Buckhead Delbar interior will be submitted to the city in mid-October, Plenge added.
If approved, the plan will finally bring the popular eatery to Buckhead after an initial attempt fizzled.
Delbar’s proposed Buckhead location is its second for the area
The Peachtree Road location is the second proposed spot for Delbar making its way into Buckhead. A previous plan to bring the popular eatery to the area, which was announced in mid-2021, did not come to fruition.
Delbar announced it would open its third location in the Gentry apartment tower at 3172 Roswell Road in Buckhead Village with a planned opening date of fall 2022. However, it was later determined the location was not mechanically suitable for a restaurant, and Delbar went back to the drawing board.
Delbar, which Plenge said offers a variety of middle eastern fair with a focus on Persian food, opened its first location at Inman Park in 2020. The menu is inspired by Chef Fares Kagar’s family recipes.
On May 10, a second location was opened in Alpharetta on Old Milton Parkway.
Both locations have been given glowing reviews by professional and amateur critics alike. The upcoming location in the Buckhead Village is expected to be one of the most popular restaurant openings of the year.
The Weezie towel company is is a great Buckhead success story. Tuxedo Park native Lindsey Johnson and her business partner Liz Eichholz brought their internet business into the real world when they opened a holiday pop-up shop at St Andrews Square in October 2021. The community embraced the new business and they decided to put down permanent roots.
As the store prepares its two-year anniversary, Weezie has begun hosting a series of in-store parties and events. When I attended the first Weezie book club meeting this summer, I was delighted by the store and the staff, and was pleasantly surprised by the community’s support for the event.
Weezie co-founders Lindsey Johnson, left, and Liz Eichholz. Credit: Weezie
Weezie’s first book club event
On July 20th, the Weezie towel company held their first book club with Avery Carpenter Forrey’s Social Engagement. As a Weezie customer before there flagship shop in Buckhead ever opened, I admit I was skeptical.
First of all, co-founders Liz Eichholz and Lindsey Johnson picked the quietest time of summer—two weeks after July Fourth and two weeks before school started—when the Buckhead community vanishes. Who’d be attending besides my two friends and me?
Also, would we just stand among the lovely displays? Could a towel shop even reach literary readers? And what about the wicked storm brewing? Suddenly, the event felt impossible.
Honestly, it all came down to this, How could a towel shop pull off a book club?
The storm grew moodier, the angry clouds lowered. The first thunder roared.
Weezie offers a comfortable welcoming storefront to shop for custom towels and more. Photos by Rob Knight
I stepped into the shop and found rows of beautiful white wooden chairs. Avery’s books sat alongside petit fours, savory hors d’oeuvres, three varietals of wine, and bespoke cookies with book cover overlays.
A lively crowd of forty-five quickly gathered. The place became abuzz. We drank and ate and laughed. Waiting at each seat was an oversized tote of Weezie goodies. The night just kept on giving.
We sank deep into our seats, cozied by the beautiful surroundings and great discussion.
Jessica DeHart with Weezie store manager Amanda Gallarelli. Photo by Rob Knight
We forgot about the storm. Forgot until the door blew open and two weary readers stepped in, drenched beyond measure. The jovial staff welcomed them with fluffy towels and wide smiles. Liz and Lindsey created the perfect towel; soft and luxurious, rounded corners, hook for hanging. They’ve become more than towels, their offering is ever-expanding.
Two hours passed like eleven minutes. None of us wanted to leave.
Departing, I spied something new, plush slippers. Oh good, a reason to return, it’s an absolute feel-good place. Liz and Lindsey just seem to do everything right.
Weezie is in Andrews Square at 56 E Andrews Drive.
For Sale signs are not unusual in Buckhead neighborhoods, but there is a sign at the corner of Pharr Road and Slaton Drive that is beyond the average real estate advertisement. The approximately 4’x3′ yard sign has been intriguing drivers for a few years now; offering land for sale, a classic 80’s car, and… love?
The top of the sign is simple enough- a portion of a lot for sale with enough room to build a new home. The same sign features a photo of a DeLorean for sale, complete with a photo of Marty McFly and Doc Brown from the 80’s classic film “Back to the Future,” which featured the stainless steel sports car.
Beneath the ad for property and a sports car is a personal ad of the kind usually found on a dating app. A short-and-sweet paragraph states that the home’s resident, Phillip Moore, is looking to meet a “SPECIAL LADY.” There are a couple of photos of Mr. Moore and his dogs, and his land line phone number so interested parties can call him directly.
This analog dating ad piqued our interest, and we wanted to find out a little bit about the man behind the sign. When I called Mr. Moore, I met a fellow with quite an interesting story. The DeLorean and the unique sign were just the beginning…
Moore with his upcoming book.
Mr. Moore is a researcher and author of four books. His latest work, “The End Of Earth”, is headed to press soon and will weigh in at a hefty 1500 pages. “Over 800 citations” notes the author.
Moore is conscious of some modern conveniences that may not be good for his health. He likes to eat organic food in order to stay away from pesticides and other harmful chemicals. His yard sign notes that his phone number is a land line. “I like the landline because it doesn’t drop calls and has a much clearer signal. And you don’t have to worry about the health hazards (from the radiation).”
Family history
Moore’s grandfather, George Moore, founded Moore’s Ice Cream, an Atlanta staple that closed in 1967 after nearly 70 years in business. Moore said his grandfather’s ice cream was the most well known brand in the state in its time.
for sale
Moore’s father built the house at the corner of Pharr and Slaton in 1965, and Phillip has lived there ever since. The piece of land Moore would like to sell is a wooded tract along Pharr Road that borders a condominium complex. It is a long thin parcel that Moore says would be about “10%” of his 1.25 acre lot. The sloped lot would likely require considerable grading to accommodate a home site.
Mr Moore with his 80’s classic
The DeLorean is generally in remarkably good condition. Unfortunately a limb fell onto the car recently and shattered the windshield. The car has always been covered, and the stainless steel body looks to be in good shape. The interior is in surprisingly good condition. The black leather seats and dash panels look almost new except for the glass chips from the broken windshield. Moore says he likes the car, but he would prefer one with an automatic transmission, for which he is willing to trade.
Looking for love
Moore has specific reasons for looking for love locally instead of trying his hand at meeting someone online. He said, “I put it here in my yard without posting anywhere because I was hoping to find some of the neighbors that are part of my peer group.” The life-long Buckhead resident is hoping he can find a special lady with a similar background. “I could find somebody in my neighborhood that knows what they want.” He continues, “They’re looking for somebody established, that maybe believes in the same subject they do.” Spirituality is very important to Moore, and he is looking for a partner with similar interests.
Kids are part of Moore’s long term plan, and that has an influence on his search for a partner. “I wanted to maybe try to have [a family], I don’t want to be the end of the line. So I’m looking for a middle-aged girl that could still have kids.”
Many people are looking for love online these days because it’s such a challenge to meet people in our day-to-day lives. Phillip Moore is taking a different approach to finding love that is both old-school and outside the box. We wish him the best of luck with the land, the DeLorean, and the ladies.
The future of the Atlanta Beltline in Buckhead is beginning to take shape as officials overseeing the project gave an update July 27 on highly anticipated trails in the northeast section of the 22-mile pathway. Most notably, the online meeting gave updates on construction of current trail sections in the works while outlining the future pathway connection between the Beltline and the Path400 Greenway, a 5.2-mile trail network adjacent to Ga. 400.
The connection of the two trail systems received a notable boost in June when it was announced the Beltline is being awarded a $25 million federal grant through the Rebuilding American Infrastructure with Sustainability and Equity (RAISE) program. Additionally, the grant will fund the Beltline’s first direction connection to MARTA. Connecting the Beltline to regional transit systems was one of the original goals established for the trail network.
Where Buckhead meets the Beltline
Buckhead will connect to the regional Beltline’s more southeastern trails through Segment 3 of the Northeast Trail with four “connectors.”
Connector 3 is the shortest of these spurs but is perhaps the most significant for the Buckhead regional biking/walking trails system as it will connect the Beltline with Path400. Connector 3 will join other segments of the Beltline beginning with pathways underneath Piedmont Road NE. It then runs east along Peachtree Creek to connect with Path400.
Shaun Green, principal engineer with Atlanta Beltline, said the connection is “fantastic [for] regional trail connectivity” as this portion will link the Beltline, Path400, the Peachtree Creek Greenway and the South Fork Conservancy Trail.
The connector is currently in the design phase, Green said, which includes federal funding through the $25 million RAISE grant.
Green credited Livable Buckhead, which also led efforts to obtain the RAISE grant, during the July 27 meeting. The grant made possible the connection of the Beltline and Path400 under Peachtree Road. Without it, Green said, the trails would have been forced to connect along the roadway at an existing traffic signal. The grant also allowed for the direct connection of the Beltline with MARTA and opens the opportunity for an “affordable housing site” with a direct connection to the Beltline — which would not have been possible without the grant.
“Right now, we are focusing on our design so we can get to a construction contract advertisement,” Green said. “And we are targeting [construction to begin] in fall of 2024.”
Green suggested the design phase is intensive as the trails in this region must cross Peachtree Creek and several railroads.
This segment will meet with Connector 2, which runs 0.65 miles along Garson Drive NE to the MARTA Lindbergh station, establishing a link between the trails and MARTA.
These “connectors” will also be accessible from a 0.6-mile portion of trails beginning at Peachtree Creek near Kinsey Court NE and running east along Peachtree Creek to Piedmont Road NE.
Green also touted Connector 4, which will divert off Segment 3 at Armour Drive NE and follow the roadway past the Atlanta Track Club, Sweetwater Brewing and Fox Bros. Bar-B-Que.
“It’s going to be wonderful to have the connectivity,” Green said.
Additional trails slated for construction
The Northeast Trail Segment 1, which will connect the Beltline to the more western portions of Buckhead, will include a trailhead at 10th Street and Monroe Drive. Green said the trailhead and connection to the existing Beltline trails will include intersection improvements that avoid sidewalk traffic, which he said will be particularly “helpful for cyclists.” Additionally, the crossing of the trail will be on a raised platform.
Completion for the 10th Street/Monroe intersection improvements will begin early next year and are expected to completed in September 2024. This portion will connect with Segment 2, which is currently under construction and expected to be completed “within the next few months,” Green said. Segment 2 includes pathways from Westminster Drive along Ansley Golf Club to Park Tavern at Mayson Street.
Additionally, the project scope includes replacing the existing Carriage Trail paths in Piedmont Park with concrete trails, stormwater improvements, lighting and camera installation, landscaping enhancements, five connections to Piedmont Park and a paved connection to Cresthill Avenue.
The existing gravel trail at Piedmont Park will remain open with “few detours or interruptions during construction” and fully reopen once construction is complete, which is anticipated to be next fall, Atlanta Beltline’s presentation noted.
You will love the elegant lifestyle that comes with this 24th floor corner residence at the St. Regis. Life is simply easier here, with a large dedicated staff to anticipate your every need and unsurpassed amenities. The location is unmatched, set in the heart of the famed Buckhead Village, there are countless destinations to dine, shop, or be entertained within a 1-block radius. This home includes a rare private 2-car garage and a climate controlled storage unit. This is truly upscale living in the heart of Buckhead.
The opulence of this home is apparent from the minute you step off the elevator into the private entry foyer, with its high arched ceiling. Walk through to the main living area and experience one of the best views in the city. Windows on three sides of the living room provide a panoramic view of Buckhead and beyond. This bright space features one of the two fireplaces in the home, and flows into the open kitchen.
The kitchen is built around a large island with beautiful stone countertops and intricate wood-inlaid counter seating. Custom cabinets, open shelving, and state-of-the-art Wolf appliances make the kitchen as stylish as it is functional. Behind the kitchen are the convenient mudroom and the spacious separate laundry room.
The outdoor patio offers dramatic 180º views, and a unique place to hang out, prepare meals on the built-in gas grill, and enjoy the outdoor fireplace. Access to the patio is provided from the main living room as well as the main bedroom.
The owner’s suite suite features a bright main bedroom and a large walk-in closet. The ensuite bath has double vanities, soaking tub, and separate shower. All with intricate tile work and high-end finishes.
The second bedroom suite includes a large bedroom with a small private balcony. An ensuite bath has double vanities and a separate tub and shower. A walk-in closet tops off the suite.
Residents will enjoy a private entrance plus all the exquisite full-service amenities the Five Star St Regis hotel has to offer, including the Pool Piazza, full service spa, state-of-the-art Athletic Club, and fine dining at any of the restaurants.
Buckhead Village District
Buckhead Village District is truly the heart of Buckhead today. Renowned restaurants like UMI, The Iberian Pig, Atlas, and many more are within just a few blocks. You’ll find high-end retailers like Hermes and Jimmy Choo, along with local favorites like Buckhead Art & Co. and Warby Parker. Don’t forget world class hotels like the St Regis, and hip lodging options like the retro-inspired Kimpton Sylvan Hotel.
Buckhead Village residents can easily walk to Whole Foods, the Buckhead Theater, and all of the great taverns and bars in the Village. Upcoming establishments like Fetch Dog Park (with a bar!) and new fitness concept Pepper Boxing will further cement Buckhead Village District’s status as one of the best neighborhoods in town.
This beautifully renovated 1 bedroom, 1 bath gem is in an unbeatable location, literally steps from great restaurants and shopping in the heart of Buckhead! Highlights include hardwood flooring, tons of natural light, a gorgeous kitchen and bath, and a balcony off the bedroom as well as the living area!
The kitchen features stone counters, stainless appliances, tile backsplash, and gorgeous stained cabinets. The bathroom has a double vanity, oversized shower with seamless glass enclosure and beautiful tile. There is also a large walk-in closet and separate laundry room.
Fabulous amenities include 24-hr concierge, roof-top pool, stellar fitness facility, English garden with putting green and chef-inspired grill stations, squash court, theater, library, sauna, conference room, club room, and event space!
Buckhead Forest Neighborhood
The Buckhead Forest neighborhood is framed by the energetic thoroughfares of Roswell, Peachtree and Piedmont Roads. Surrounded by Buckhead Village to the south, Tuxedo Park to the west, and Buckhead’s tech corridor to the east, Buckhead Forest is truly located in the heart of Buckhead.
A new Chick-fil-A restaurant at 3234 Peachtree Road NE within the Buckhead Place shopping center will need to be adjusted after the Buckhead Special Public Interest District 9’s Development Review Committee noted some concerns with the current plan at its July 5 meeting. The Development Review Committee (DRC) reviews applications requiring a special administrative permit and recommends approval or denial, sometimes with suggested conditions, to the Atlanta City Council.
The proposed Chick-fil-A will occupy the same space in which a David’s Bridal location formerly operated on the northwest corner of the mixed-use property.
Chick-fil-A location does not call for a drive-through
As proposed, the 5,200-square-foot restaurant will be accessed through a development road adjacent to the Hertz and Original Mattress Factory locations on Peachtree Road using an existing curb cut. Unlike traditional Chick-fil-A locations, the proposed restaurant does not call for a drive-through as they are effectively banned in the Special Public Interest area to promote a more “walkable district.” The current site plan calls for 58 parking spaces behind the restaurant which will front Peachtree Road.
The applicant, Buckhead Place LLC, has requested a variance to allow the site’s remaining streetscape to remain in place. In its application, Buckhead Place noted the existing sidewalk along Peachtree Road was constructed in 2022 through the Peachtree Road Complete Street improvement project thorough the Buckhead CID, GDOT and City of Atlanta.
Due to proposed regrading of the site, existing landscaping and trees currently in place will be removed according to an engineer representing the applicant. That was one of the key issues the DRC took with the site plan as presented. The board proposed several areas in which the site plan needs to be updated, and these will be addressed administratively once completed, according to board members’ comments during the meeting.
The DRC notes some issues with the plan as presented
The proposal calls for replanting trees with three-inch caliper specimens, but the DRC suggested larger plantings should be considered as several large maple trees will be cut down because of the regrading. The DRC also requested the site plan be updated to reflect the design along the building’s Peachtree Road frontage.
The proposed parking and landscaping plan
Pedestrian access was also a key driver behind the DRC’s comments. A single sidewalk is proposed along one side of the parking lot to allow customers to enter the restaurant. Denise Starling, a DRC board member and executive director of Livable Buckhead, noted concerns about pedestrian safety with the current plan.
DRC board member and Policy Analyst for the Atlanta City Council District 7 suggested the developer perhaps consider a new Chick-fil-A concept for the location that focuses on walkability and pet-friendliness for those living and walking in the area.
Silver also said additional pedestrian improvements are needed within the parking area.
“You know you are going to be busy, so you really need to address this,” she told the applicant.
Other concerns shared by the DRC are the site plan’s adherence to the parking lot landscaping requirements, that deliveries to the restaurant be restricted to non-busy times at the restaurant, and that bike racks be added to the proposal.
Buckhead Place could undergo additional site plan updates
Buckhead Place was originally approved by the Atlanta City Council in 2008. The site currently houses an LA Fitness, Marshalls department store, the 05 Buckhead 20-story rental high-rise, and Hyatt Place Hotel, according to Coro Realty.
The original site plan called for a 250,000-square-foot, 158-foot-tall building on the location of the proposed Chick-fil-A, though subsequent amendments have been made to the site overall. With the Chick-fil-A proposing a far smaller footprint, the applicant’s latest site plan shows “a redistribution of that square footage elsewhere on the site for potential future development.”
Though the site plan shows additional square footage taken from the potential Chick-fil-A location and placed onto other areas of the property, any future development would need to move through the Special Administrative Permit process, including a review by the SPI-9’s DRC, for approval.
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.
Assessment factors
Fulton County Chief Appraiser Roderick Conley
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.”
Justified increases
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.”
Property value more than doubles
Villa Juanita
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.
Assessment appeals
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.”
Should everyone appeal?
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.
What to expect after filing an appeal
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.
George Heery, Jr., a venerable Atlanta-area Realtor and founding partner of Atlanta Fine Homes Sotheby’s International, was killed June 25 when he was struck by a falling tree in Garden Hills during severe afternoon thunderstorms. According to a report from WSB-TV, the 55-year-old was killed while walking his dogs near Delmont Drive NE when a large oak tree struck him. Heery died after being transported to the Grady Memorial Hospital, WSB-TV reports.
Heery and his brother, Neal, founded the Heery Brothers real estate firm in 2003. According to Heery’s LinkedIn page, the group was named the top team on the Atlanta Board of Realtors for 2008 in the small team category. In 2007, Heery became a founding partner for the Atlanta Fine Homes Sotheby’s International Realty, a leading firm for upscale homes in the Atlanta area.
“Aside from being an important figure in Atlanta Real Estate for over 20 years, his ultimate legacy is the kindness and genuine care he had for others,” a post from the Heery Brothers’ Facebook page said. “His goodhearted nature and generosity will be greatly missed.”
According to fellow Realtor, Ben Hirsh, Heery was a valuable member of the community.
“When my wife and I first moved to Buckhead, George and his brother Neal were the listing agents on the home we purchased,” Hirsh said. “That is when we first met. From that time forward, George was a friend. He was a true gentleman in the truest sense of the word. Thoughtful, kind, and genuine. He was asset to the Buckhead community and we will miss him.”
“We are deeply saddened to hear about the untimely and tragic loss of George Heery Jr.,” the statement said. “He made remarkable contributions to our community and left an indelible mark on the real estate industry through his unwavering dedication to his clients. Our thoughts are with his family as they navigate through this profound loss. We are hopeful they will find strength and solace in the cherished memories that they have of George. We send our heartfelt condolences to his beloved wife, Constance, his sons, and Neal, his brother and business partner.”
Atlanta Fine Homes announced Heery’s death on its Instagram page with over a dozen comments emphasizing Heery’s influence, calling him a “pillar of the community,” and a “special man” with many outlining his kindness.
Heery’s rise to prominence in real estate is not only a family affair for his partnership with his brother. His father, George Heery, founded the architecture firm responsible for some of the most notable projects in Atlanta. Heery’s father helped to spearhead the design of the Atlanta-Fulton County Stadium, the Georgia Dome, the Coca-Cola Building and several prominent redesign projects around the city.
Heery is survived by his wife, Constance, and two sons, Liam and Aidan.
A service for Heery will be held at The Cathedral of Saint Philip, 2744 Peachtree Road NW, June 30 at 10 a.m. with a reception at Child Hall afterwards, a post from a Heery Brothers’ social media page said. The family is requesting donations to Atlanta Lab Rescue, “a cause that was very close to his heart,” in lieu of flowers.
The Buckhead Village District is at the heart of the community’s main shopping and dining area. The village encompasses six city blocks, centered around Buckhead Avenue just east of Peachtree Road. Within this relatively small footprint you will find many of Buckhead’s most luxurious brands, like Hermés and Brunello Cucunelli, and some of the city’s best restaurants, such as Le Bilboquet and Le Colonial.
Jamestown took over the project, previously known as “The Shops Buckhead Atlanta,” in 2019. The Atlanta-based real estate development and management company sought to reinvent the Village and build it into a retail and dining destination. Recently released sales figures indicate that they have done a great job so far.
Twelve new leases were signed in the past year in the Buckhead Village, and eight tenants renewed their leases, totaling more than 47,000 square feet. Same store sales for last year are up 33.1% versus 2019 numbers. Luxury fashion retailers reported a 62.6% gross sales increase in 2022 over 2019 volumes, and contemporary fashion retailers exceeded 2021 gross sales by 21.5%. Buckhead Village’s food and beverage tenants saw their highest sales ever in 2022.
We spoke with Director John Wilson with Jamestown to find out how the company planned the development of The Buckhead Village, how the community has shaped the direction of the neighborhood, and how Jamestown sees the Village going forward.
Community input drives development
The Veranda at Buckhead Village District
Jamestown held town-hall style meetings to hear from the community when they took over the property in 2019. Director Wilson said this is standard practice when the company acquires new projects, but they felt it was particularly important with Buckhead Village. These original meetings shaped the development to this day. “We have our own ideas, but for a project to be successful, it needs to reflect the goals and desires of the community and the people who are going to come there, day in and day out.” Wilson continues, “So that’s what we did. And I would say, by and large, the themes we heard in that dialogue have remained true. Even sitting here today in 2023.”
Wilson explained that the attendees in these early meetings included residents of the Village and surrounding neighborhoods, as well as business owners and people who live and work in the immediate area. He said he believes that “it was a good cross section of all of those types of users.”
We asked Wilson how the clientele has changed since Jamestown took over in 2019. “I don’t know how much the profile has changed, but it certainly feels like there is a higher quantity of people coming to Buckhead village.” He points to the increased residential development in the Village as one source of the higher customer volume. “There’s just more density around us. Whether you think about condos and new apartments that have come over the last couple of years, or even ones that are planned.”
Neighborhood growth around the Village
Jamestown is pleased to see residential development grow alongside the retail development in the Village. “We invested in Buckhead Village from the standpoint of creating a community center that brings people together and gives people a reason to gather. And we’ve done that in a lot of different ways,” says Wilson. “The whole point is to make an improvement to the quality of life that makes it a more desirable place to be. So we’re happy to see that kind of growth and progress in the neighborhood.”
Housing density is a point of contention among some Buckhead residents outside of the Village, but Wilson explains how residential options in Buckhead’s business district help drive business in the Village. “I think that just helps helps create an environment that is more dynamic when you get more people walking on the street, more things to do, and more reasons to come there.” As more residents move into the Village, retailers and restaurants are encouraged to open in the neighborhood. When there are more desirable retail and restaurant options, the neighborhood becomes more attractive for potential residents.
Who visits the Village?
Visitors to Buckhead Village might experience a totally different demographic depending on when they visit the area. Early in the morning you might see the fitness crowd on the way to a yoga or pilates class. Lunchtime finds business men and women enjoying the outdoor spaces and having lunch. Neighborhood residents and visitors are drawn to pubs and restaurants in the village each evening.
Wilson says the weekends are the busiest time for Village merchants because of visitors from outside the neighborhood. “Saturdays tend to be our busiest day. We get people from all over and it’s becoming more of a regional destination where people bring their families. You see mothers shopping with their daughters for the day, or people celebrating a birthday or an engagement or something like that.”
Responding to community needs
Fetch Dog Park
Jamestown is constantly looking for ways to engage the community and attract more visitors to the Village. Adding more outdoor gathering spaces were an early priority for Jamestown. The Veranda was created to provide visitors with a place to stay longer and enjoy the Village outdoors.
Fetch Dog Park was another response to a need in the community. Research showed that there are over 90,000 dogs in the Buckhead community, but there were not many places for residents to walk their pets. Jamestown converted a little-used surface parking lot into a convent dog park, complete with dog washing stations and a full bar for the owners.
The recent “Bodacious Blooms” flower festival attracted 20,000 people to Buckhead Village in one weekend. Buckhead Avenue was closed to vehicle traffic to create a pedestrian friendly festival with displays, shopping, and live music. Many Village retailers reported their busiest sales weekend ever during the event.
Bodacious Blooms Flower Festival 2023 in the Buckhead Village District. Photos courtesy of Jamestown.
Jamestown has a lot to be excited about in Buckhead Village. Wilson says he is excited to be part of the team that has brought so much growth to the community. The team is proud of the variety of retailers in the Village, from local entrepreneurs like Abbey Glass to global luxury brands. There are more retail brands coming that will be announced toward the end of 2023. Even now, most of the 70 storefronts in Buckhead Village are accounted for. It is nice to see the Buckhead Village District thriving under Jamestown’s community-focussed leadership.
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.
Buckhead Real Estate Data Deep Dive
Comparing the first half of 2023 to the first half of 2022, here are the year-over-year percentage changes for the given data:
