Great video. The only context I would give the viewers is that the reason for the outpaced value growth in the zip codes just west of the city center and other areas that boom. Come from flippers. Obviously there has to be demand in the area but that demand comes from lack of affordability in other areas. Which you explained beautifully. But it’s not home owners or buy and hold investors. It’s flippers buying those $75K homes and completely renovating them or even knocking them down and building new. Then someone buys for $500K. So that enough and the median price goes from $68K to $250K. But it’s really $500K homes next to vacant abandoned homes. When that happens, it also pushes the value of ugly homes. So the flippers can’t even buy vacant homes and make a profit. So it’s on to the next depressed area and starts all over. It’s rotated all around downtown for 30 years
Which as you mentioned is what drives the values for all home owners. We’ll done steering buyers into areas that are ripe for growth. Not over grow. As long as someone is willing to endure the RE gentrification process. Crime and schools aren’t the best in those transitional areas.
Nick -- just an idea. I think a lot of investors could benefit from adding a component for how multifamily rents / values correlate to home values and growth in markets like Atlanta. For instance, are multifamily property values growing faster in southern zip codes where home value growth is more pronounced or are they growing faster in northern zip codes where would-be home buyers are being pushed out of the market and forced to rent instead?
It's a good question Jack. Over the long-run there is a very strong relationship between multifamily and single-family values, likely because the fundamental driving factor is the value of underlying land.
Love the video! I knew that where we live in Atlanta was dope, but it’s nice to have some data to back it up! Also, you made a common mistake that I was guilty of when I first moved here: DeKalb is, somehow, pronounced “De-Cab”. #themoreyouknow :D
Thanks for the comment! This certainly isn’t the first time I’ve messed up pronunciations on cities and counties (Bexar = Bear?!?!). Thanks for the heads up!
My father-in-law bought 4-5 properties in 30096 after 2007. Came out pretty well. My wife and I bought a foreclosure in Northwest Gwinnett in 2019 for $300k, and it’s already shot up to $425k. The market is ridiculous.
Atlanta needs to start working on that danm public transportation. We need metro 🚇, Metro wire or whatever the h%&. They wanna build, but do it now. We would not be able to move around in 10 years.
I have lived in Gwinnett county since 1997 and in Duluth, practically downtown Duluth since 2014. If you search homes in Duluth you will on average find about 60 houses for sale of which maybe 3 are under $300 everything else is going up in the millions. There are several homes being currently built near the town and townhouses are going for high 400’s and a handful of single family homes on the average half a million. This zip code was not terribly affected with the 2008 crash. I became a real estate agent in 1998 I was killing it until the crash but I haven’t gotten back for several personal reasons. East point is growing but is extremely divided. A ton of rundown homes are being renovated. So it is hot. Cobb county was dirt cheap and it was quite nice so I guess people took notice and a lot of very expensive homes started to be built because of plenty of land. As of now June 2021 is being kind of hard to predict because it’s rather expensive everywhere. Loved the breakdown.
Lived in Atlanta for many years and it has always been a great value to buy a home.. Prices are rising there but not as bad as other metros. Please do a Raleigh / Durham analysis.
I really enjoyed this format of video. Could you do one on both Chicago and Detroit. Noting if you consider it a good city market in general but still diving into the counties and ZIPs of where the most value is? Also would be good to mention $/sqft since units of measure being considered vary in size. Coming from the perspective of someone who would have to find an area to invest in a city even if not an ideal market to invest in based on other outside forces. Really appreciate your approach of balancing household income, degree, etc. I mapped those and demographics of gender, avg age, single, married, family, annual income vs expenditures, comparing avg annual income to savings, and crime rate and type of crimes per ZIP. I would have looked at education per but Chicago utilizes charter and magnet which really complicates matters. This was all really laborious and wondering what resource you use and if it can provide details similar to this. It looked really enjoyable and interesting to navigate. Apologies for the long message. Thanks again!
Thanks for the insightful comments and questions Thomas! Expect a Chicago video in the next month or so. Detroit is a bit further down the list. I gathered the underlying data by ZIP code from the US Census American Community survey. The data was then visualized with Tableau.
Awesome video . Bought a new construction in Ellenwood in 2019 for 238k . My neighbor, same price point listed his 2weeks ago for 322k and it’s under contract to be bought for 340k. Crazy times we are in . PS ellenwood is like 10miles south of Atlanta.
I'm not in Atlanta city Proper but Northern suburbs... Bought my house New in 2018 (3400 sq ft) for $350k now homes are selling for $600k for similar size properties in 2023. 😮
Thanks so much man! Just a wealth of information shared in this video. Without a doubt the most in-depth overview of the current market I've watched or read in one place. I've been doing a deep dive for the past few weeks myself, gathering as much data as possible, speaking to agents, watching agent and investor discussion on the city, reviewing past, pending and upcoming developments and investments, and even just spent a few days visiting to get some on the ground experience. The opportunities there seem endless. I've just never experienced a city that had so much in place that could easily make space for so much more. It's only just the beginning there.
@@ReventureConsulting I wish I could say something smart like a single family home or an undervalued multi-bedroom townhome, but I'm not ready for the commitment of the former and the latter may be a bit difficult to find these days. Not to mention, there's literally multiple townhouse communities in various stages of development every few blocks it seems, particularly in Southeast Atlanta. But currently I just have my eyes on a couple of condos as a primary residence, but the opportunities seem to be so glaringly obviously it's a bit difficult not to consider truly making an investment first and foremost. Also, a little anecdote that may or may not be insightful, but I want to share because you've shared so much already. But I went down there for a few days this past weekend completely spontaneously from NYC, and through a mutual friend I found out that 2 other friends (both in working in big tech) were in town at the same time both looking for properties. Possibly just coincidence, but I don't underestimate Atlanta's appeal to many millennial New Yorkers in particular. For me, it's so far the closest approximation to a true city outside of LA. But I'm visiting Dallas next to confirm. Anyway, thanks again.
@@sheren783 Hi, I just read your comment as I’m starting to do my research into a possible investment property in the Atlanta area. I’m a resident of NYC (Brooklyn) and Atlanta Real State is very attractive because of the affordability. I would love if we could share about our projections
Thanks for the comment Tim! It's interesting to think of Atlanta, because it's a lot cheaper than markets like Austin, Salt Lake, and Phoenix. But on a relative basis you could be on to something with Augusta. What type of properties do you invest in?
Thoroughly enjoyed this analysis of my hometown. A lot has surely changed since I left in 2010. The Beltline has become quite the catalyst for change. My old zip codes include 30360, 30035, and 30066.
Thanks for the comment! According to US Census data, 30079 has very strong income growth, decent density, and is bordered by some more affluent ZIPs to the west. That's a promising combination of factors.
So basically, West Midtown - 30318, not including Atlantic Station, if you want to be “Inside the Perimeter”, or ITP. Got thanks. There are some great new construction condos being finished being built. That part of town have the best views of Midtown. Only downside is the traffic in that area.
@@stevenphelps7929 Zillow's search functionality should be of assistance here. Input those criteria and it will show you everything that's for sale. www.zillow.com/homes/
Thanks for the comment! The ZIP code value data comes from Zillow and the demographic data comes from the US Census Bureau. Tableau is used to visualize the data.
@@ReventureConsulting The visuals were great. We are in ATL. Things are getting hot here with houses getting picked up fast. It is getting tougher to find deals in this market. In your other video, you were bang on on Huntsville and Chattanooga.
Good video, just liked! :) Definitely got some solid info here, thanks so much for the content. Keep up the great work, and I look forward to future content!
Great question Makayla! I am not a big fan of condo investing for two reasons: 1) high HOA fees often lower returns significantly and 2) it might be harder than you think to find a tenant given the trend over the last year has been for more square footage and space compared to less. Of course - that doesn't mean all condo investments are bad. But it's worth thinking about those potential headwinds.
@@ReventureConsulting Okay that makes sense I wouldn’t have thought of that. I’m in a research phase of trying to figure things out and not knowing where to start. I do feel that if it’s all lined up correctly it would be a good move for me, but like I said I’m still just researching at this point so I’m not 100% sold! Thank you for the advice!!!
Outside of the 400 corridor and 575 on the west side and 985 on the east the entire metro area is turning into the hood. Gwinnett county is now the hood, Most of Cobb is also the hood with the exception of East cobb. Things are changing fast in ATL and its not for the better.
Learn how to pronounce Dekalb county please. Lol “de-Cobb”. Edit: btw it’s at least 40 minutes to downtown Atlanta from almost all of Gwinnett county...and that’s if you’re speeding
WARNING! You want to stay away from the downtown Atlanta area -- inside the perimeter (the I285 beltway)! Crime has increased dramatically in 2020-2021 -- homicides up 54%! The area of Buckhead you mentioned in your video just divorced itself from the city of ATL in order to police itself, and is moving towards completely seceding from ATL! Plus Fulton county has the highest property taxes and the worst schools. Conversely, Forsyth country has the lowest property taxes, the best schools (top 1% nationally), and very low violent crime. Plus, Forsyth county cannot build schools fast enough, so they have put a moratorium on new single family home permits creating a huge demand v. supply benefit for home buyers. Cobb county is great. Gwinnett is crowded and also substantially increasing in crime.
Do not forget the unreported crime in the Atl zip codes. Invest in Low crime -good school areas 30040 is the place to be a high population of people that value education.
One of the reasons is because some of the suburbs were incorporated into Atlanta about 10 to 20 years ago, offsetting poverty found inside the perimeter. This is evidenced by high end commercial building projects that ensued after these zoning changes. I live in Cobb county and will have to move further out west to be able to afford a home. I will sell my home here to buy one that literally twice the square footage and is a new built and still it will be an even swap even though this swap is only 8 miles away. Anything below I20 is a hit and miss, very high crime in South Atlanta.
It's pronounced "De-Cab" county btw
Great video. The only context I would give the viewers is that the reason for the outpaced value growth in the zip codes just west of the city center and other areas that boom. Come from flippers. Obviously there has to be demand in the area but that demand comes from lack of affordability in other areas. Which you explained beautifully. But it’s not home owners or buy and hold investors. It’s flippers buying those $75K homes and completely renovating them or even knocking them down and building new. Then someone buys for $500K. So that enough and the median price goes from $68K to $250K. But it’s really $500K homes next to vacant abandoned homes. When that happens, it also pushes the value of ugly homes. So the flippers can’t even buy vacant homes and make a profit. So it’s on to the next depressed area and starts all over. It’s rotated all around downtown for 30 years
Which as you mentioned is what drives the values for all home owners. We’ll done steering buyers into areas that are ripe for growth. Not over grow. As long as someone is willing to endure the RE gentrification process. Crime and schools aren’t the best in those transitional areas.
Nick -- just an idea. I think a lot of investors could benefit from adding a component for how multifamily rents / values correlate to home values and growth in markets like Atlanta. For instance, are multifamily property values growing faster in southern zip codes where home value growth is more pronounced or are they growing faster in northern zip codes where would-be home buyers are being pushed out of the market and forced to rent instead?
It's a good question Jack. Over the long-run there is a very strong relationship between multifamily and single-family values, likely because the fundamental driving factor is the value of underlying land.
Increased income? 56k in 2014 has much more buying power than 76 k in 2021
Can we get an updated video for Atlanta, please?
What website/software are you getting these data visualizations from?
Following
I believe he said he used data from Zillow and using Tableau for visualizations in some other videos
Love the video! I knew that where we live in Atlanta was dope, but it’s nice to have some data to back it up! Also, you made a common mistake that I was guilty of when I first moved here: DeKalb is, somehow, pronounced “De-Cab”. #themoreyouknow :D
Thanks for the comment! This certainly isn’t the first time I’ve messed up pronunciations on cities and counties (Bexar = Bear?!?!). Thanks for the heads up!
Loving the data that you provided!
Great info. Thanks 😊👍
My father-in-law bought 4-5 properties in 30096 after 2007. Came out pretty well. My wife and I bought a foreclosure in Northwest Gwinnett in 2019 for $300k, and it’s already shot up to $425k. The market is ridiculous.
Crazy times! Congrats on your purchase!
Atlanta needs to start working on that danm public transportation. We need metro 🚇, Metro wire or whatever the h%&. They wanna build, but do it now. We would not be able to move around in 10 years.
I have lived in Gwinnett county since 1997 and in Duluth, practically downtown Duluth since 2014. If you search homes in Duluth you will on average find about 60 houses for sale of which maybe 3 are under $300 everything else is going up in the millions. There are several homes being currently built near the town and townhouses are going for high 400’s and a handful of single family homes on the average half a million. This zip code was not terribly affected with the 2008 crash. I became a real estate agent in 1998 I was killing it until the crash but I haven’t gotten back for several personal reasons.
East point is growing but is extremely divided. A ton of rundown homes are being renovated. So it is hot. Cobb county was dirt cheap and it was quite nice so I guess people took notice and a lot of very expensive homes started to be built because of plenty of land. As of now June 2021 is being kind of hard to predict because it’s rather expensive everywhere.
Loved the breakdown.
Lived in Atlanta for many years and it has always been a great value to buy a home.. Prices are rising there but not as bad as other metros. Please do a Raleigh / Durham analysis.
Raleigh is coming in the next couple weeks!
I really enjoyed this format of video. Could you do one on both Chicago and Detroit. Noting if you consider it a good city market in general but still diving into the counties and ZIPs of where the most value is? Also would be good to mention $/sqft since units of measure being considered vary in size. Coming from the perspective of someone who would have to find an area to invest in a city even if not an ideal market to invest in based on other outside forces.
Really appreciate your approach of balancing household income, degree, etc. I mapped those and demographics of gender, avg age, single, married, family, annual income vs expenditures, comparing avg annual income to savings, and crime rate and type of crimes per ZIP. I would have looked at education per but Chicago utilizes charter and magnet which really complicates matters.
This was all really laborious and wondering what resource you use and if it can provide details similar to this. It looked really enjoyable and interesting to navigate.
Apologies for the long message. Thanks again!
Thanks for the insightful comments and questions Thomas!
Expect a Chicago video in the next month or so. Detroit is a bit further down the list.
I gathered the underlying data by ZIP code from the US Census American Community survey. The data was then visualized with Tableau.
Awesome video . Bought a new construction in Ellenwood in 2019 for 238k . My neighbor, same price point listed his 2weeks ago for 322k and it’s under contract to be bought for 340k. Crazy times we are in . PS ellenwood is like 10miles south of Atlanta.
Thanks for the comment! I'm glad to see that your investment has worked out well! South of Atlanta has seen a lot of growth in general.
Ellenwood is East Atlanta
I'm not in Atlanta city Proper but Northern suburbs... Bought my house New in 2018 (3400 sq ft) for $350k now homes are selling for $600k for similar size properties in 2023. 😮
This video was very helpful as I’m looking in the Westside for a single family home on a single income near the Beltline!
Thanks Wendy! Good luck on your search!
The westside is hot..move fast!
Grove Park
What would you say about value to growth in 30349
Wow..I've never seen a video with such a systematic aproach to real state!¡! ,mate!!😗
Thanks Juan!
Thanks so much man! Just a wealth of information shared in this video. Without a doubt the most in-depth overview of the current market I've watched or read in one place. I've been doing a deep dive for the past few weeks myself, gathering as much data as possible, speaking to agents, watching agent and investor discussion on the city, reviewing past, pending and upcoming developments and investments, and even just spent a few days visiting to get some on the ground experience. The opportunities there seem endless. I've just never experienced a city that had so much in place that could easily make space for so much more. It's only just the beginning there.
Thanks for the comment Sheren! It sounds like you have a very thorough due diligence process. What type of property are you looking to buy?
@@ReventureConsulting I wish I could say something smart like a single family home or an undervalued multi-bedroom townhome, but I'm not ready for the commitment of the former and the latter may be a bit difficult to find these days. Not to mention, there's literally multiple townhouse communities in various stages of development every few blocks it seems, particularly in Southeast Atlanta. But currently I just have my eyes on a couple of condos as a primary residence, but the opportunities seem to be so glaringly obviously it's a bit difficult not to consider truly making an investment first and foremost. Also, a little anecdote that may or may not be insightful, but I want to share because you've shared so much already. But I went down there for a few days this past weekend completely spontaneously from NYC, and through a mutual friend I found out that 2 other friends (both in working in big tech) were in town at the same time both looking for properties. Possibly just coincidence, but I don't underestimate Atlanta's appeal to many millennial New Yorkers in particular. For me, it's so far the closest approximation to a true city outside of LA. But I'm visiting Dallas next to confirm. Anyway, thanks again.
@@sheren783 That's great insight! I agree with your take on Atlanta being a "true city". It has it all.
Miami is another that fits that bill.
@@sheren783 Hi, I just read your comment as I’m starting to do my research into a possible investment property in the Atlanta area. I’m a resident of NYC (Brooklyn) and Atlanta Real State is very attractive because of the affordability. I would love if we could share about our projections
This was very educating, thank you!
Thank you!
Atlanta is way overpriced, I’m making a killing in Augusta...2 hours east of Atlanta
Thanks for the comment Tim! It's interesting to think of Atlanta, because it's a lot cheaper than markets like Austin, Salt Lake, and Phoenix.
But on a relative basis you could be on to something with Augusta. What type of properties do you invest in?
@@ReventureConsulting SFR
Thoroughly enjoyed this analysis of my hometown. A lot has surely changed since I left in 2010. The Beltline has become quite the catalyst for change. My old zip codes include 30360, 30035, and 30066.
Thanks for the comment!
The Beltline is awesome. Some very nice real estate along there.
Beltline? Don't you really mean Perimeter?
@@s99614 same meaning
Great video! Which software are you using to find zip codes by data?
As a Real estate agent and an Invster here in Atlanta, would love to help anyone here with anything, espcially on the investment side.
Lots of crime in those areas of Atlanta.
Buckhead, Brookhaven, Sandy Springs, Dunwoody, Roswell, Alpharetta
Great neighborhoods!
@@ReventureConsulting But, your're right. These neighborhoods are already maxed out.
Very informative. Liked the way you narrowed down through some solid criteria. Thank you.
Thank you for the comment! Glad you enjoyed!
Can you please do another video with 2023 analysis
Don’t buy in Clayton
You missed 30079. It was on your list. What are your thoughts on this zip code?
Thanks for the comment!
According to US Census data, 30079 has very strong income growth, decent density, and is bordered by some more affluent ZIPs to the west. That's a promising combination of factors.
@@ReventureConsulting Thank you.
So basically, West Midtown - 30318, not including Atlantic Station, if you want to be “Inside the Perimeter”, or ITP. Got thanks. There are some great new construction condos being finished being built. That part of town have the best views of Midtown. Only downside is the traffic in that area.
Can you show a calculation of what a average home would cost a family?
Thanks for the comment Steve? What do you mean for a family? Just a bigger home with more bedrooms?
@@ReventureConsulting 3 to 4 bedrooms, 2 bathroom, with 2 to3 car garages. 350,000 or under.
@@stevenphelps7929 Zillow's search functionality should be of assistance here. Input those criteria and it will show you everything that's for sale.
www.zillow.com/homes/
Very informative/ What software do you use to shortlist the zip codes ?
Thanks for the comment!
The ZIP code value data comes from Zillow and the demographic data comes from the US Census Bureau. Tableau is used to visualize the data.
@@ReventureConsulting The visuals were great. We are in ATL. Things are getting hot here with houses getting picked up fast. It is getting tougher to find deals in this market. In your other video, you were bang on on Huntsville and Chattanooga.
@@kjohri The ABC triangle is where it's at!
@@ReventureConsulting How do you see the education stats on Zillow?
Good video, just liked! :) Definitely got some solid info here, thanks so much for the content. Keep up the great work, and I look forward to future content!
Thank you Max!
@@ReventureConsulting Of course! Keep it up.
Initially in your map at 15:13 you have the 30079 zip code. However, at 15:51 you left it out.
Why is that?
Thank you so much for this! Honestly, you're a sweetheart. Thank you for your efforts in making these great content.
How can I find the map that you shared
This video is amazing
great video for begginers to learn, can u please say the name of the website or app you used to filter these zipcodes
Also, I think east point and college park may not have the best growth because it is to close to the airport maybe?
Awesome breakdown of the real estate market in ATL Metro area
Thank you!
Thank you. Well done
I like this data driven decision making process.
What software(s) are you using here?
Tableau!
I’m thinking about investing in a condo in Atlanta to rent it out what’s your opinion on investing in a condo
Great question Makayla!
I am not a big fan of condo investing for two reasons: 1) high HOA fees often lower returns significantly and 2) it might be harder than you think to find a tenant given the trend over the last year has been for more square footage and space compared to less.
Of course - that doesn't mean all condo investments are bad. But it's worth thinking about those potential headwinds.
@@ReventureConsulting Okay that makes sense I wouldn’t have thought of that. I’m in a research phase of trying to figure things out and not knowing where to start. I do feel that if it’s all lined up correctly it would be a good move for me, but like I said I’m still just researching at this point so I’m not 100% sold! Thank you for the advice!!!
@@makaylabeautyy9348 Of course! It looks like you are going about things the right way. Good luck!
30318! West Midtown baby!
What software are you using? ArcGIS in 14:45
Tableau!
This is really helpful! Thank you.
awesome details and stats... thanks for this review!!
Because South is the hood.
Outside of the 400 corridor and 575 on the west side and 985 on the east the entire metro area is turning into the hood. Gwinnett county is now the hood, Most of Cobb is also the hood with the exception of East cobb. Things are changing fast in ATL and its not for the better.
The places with highest growth he was showing west of midtown has worst crime in the city FYI. But these areas are having gentrification efforts.
Good point.
Love this man, subscribed
Appreciate it Joshua! Thank you!
Great info!
Thanks!
Learn how to pronounce Dekalb county please. Lol “de-Cobb”.
Edit: btw it’s at least 40 minutes to downtown Atlanta from almost all of Gwinnett county...and that’s if you’re speeding
Where can the interactive map tool be found? is it available online?
I bought my mushroom online and was delivered within a day
His on Instagram
Great info! thanks
Awesome video!
You need to buy a new sofa
Should we wait to buy or buy as soon we can?
I’ll refer you to this dude online I got mine from
Chubbcrack
His on Instagram
WARNING! You want to stay away from the downtown Atlanta area -- inside the perimeter (the I285 beltway)! Crime has increased dramatically in 2020-2021 -- homicides up 54%! The area of Buckhead you mentioned in your video just divorced itself from the city of ATL in order to police itself, and is moving towards completely seceding from ATL! Plus Fulton county has the highest property taxes and the worst schools. Conversely, Forsyth country has the lowest property taxes, the best schools (top 1% nationally), and very low violent crime. Plus, Forsyth county cannot build schools fast enough, so they have put a moratorium on new single family home permits creating a huge demand v. supply benefit for home buyers. Cobb county is great. Gwinnett is crowded and also substantially increasing in crime.
Is this still the case?
Do not forget the unreported crime in the Atl zip codes. Invest in Low crime -good school areas 30040 is the place to be a high population of people that value education.
One of the reasons is because some of the suburbs were incorporated into Atlanta about 10 to 20 years ago, offsetting poverty found inside the perimeter. This is evidenced by high end commercial building projects that ensued after these zoning changes. I live in Cobb county and will have to move further out west to be able to afford a home. I will sell my home here to buy one that literally twice the square footage and is a new built and still it will be an even swap even though this swap is only 8 miles away. Anything below I20 is a hit and miss, very high crime in South Atlanta.
Do you still feel this way about south of I20?