In the shadows of Buckhead’s gleaming towers filled with worker bees, an actual army of bees is at work. Over 100 species call Atlanta home, playing a crucial role in sustaining its diverse ecosystem. These diverse pollinators work behind the scenes to help keep Buckhead lush and make it one of the most beautiful neighborhoods in Atlanta.
As many know now thanks to a huge push from the Save the Bees Foundation, a national non-profit aimed at bee education, the importance of bees extends beyond honey production. “Bees are one of the key indicators of the health of everything around them,” says Denise Starling, executive director of Livable Buckhead. Bees serve as both environmental barometers and essential contributors to the city’s biodiversity and are supported via various entities, from the pollinator gardens at Little Nancy Creek Park to the managed hives at Farm Chastain. When bees are thriving, it suggests that the surrounding areas include a good mix of clean water, flowering plants, and minimal exposure to pesticides.
Many may not know, though, that Buckhead’s urban landscape is a tale of two bees: the familiar honey bee, known for its golden nectar, and the myriad wild bees that call Buckhead home, such as carpenter bees, bumble bees, mason bees, leafcutter bees, and sweat bees, just to name a few.
Native bees are a focus of recent conservation efforts nationally, regionally, and locally. “The cool thing about native bees is that they evolve with local plants,” says Julia Mahood, a Master Crafts Beekeeper and President of the Georgia Beekeepers Association. This co-evolution has resulted in specializations, like the southeastern blueberry bee’s ability to perform a type of pollination where they shake loose pollen that honeybees can’t get to.
However, Atlanta’s native bees face a precarious existence. Habitat loss, pesticide use, and competition from managed honey bee colonies are putting immense pressure on native bee populations. Brian Barnes, Director of Operations and Volunteer Programs for the Chastain Conservancy, says that part of its mission is to plant native plants to attract more native wild bees to protect them and help them flourish.
“We’re doing a lot of wildlife habitat restoration around the park, planting native plants to support native wildlife and insects,” he explains. This focus on native species reflects a growing understanding of the delicate balance required to keep the current ecosystem going. The Conservancy does this and maintains anywhere from six to twenty honey bee hives at Farm Chastain. While they are committed to maintaining the honey bees they have on the property and use them as an educational resource, Barnes says the wild bees need the most attention.
Honey bees have become somewhat of a pollination problem. They have hearty appetites for pollen, regardless of the plant. “They typically pollinate plants they’ve co-evolved with, which in this case, are invasive,” he explains.
While Buckhead looks fabulous, the plant variety isn’t exactly what native bees need to survive. The beautiful trees and plants that are a signature of life in Atlanta are supercharged, thanks to the fastidiousness of honey bees. However, efforts like those at Chastain Conservancy can make an enormous difference in supporting native bees and native plant populations despite the flourishing of non-native plants. “We are growing approximately 60 species of native plants at the farm that all attract or benefit native bees in some way. We use these to plant in the park,” Barnes says.
While native bees try to regain their foothold in an urban setting, honey bees are still an instrumental part of life in Buckhead. Garden 684 at Mountain Way Common stands as a testament to the growing interest in urban beekeeping and as a useful tool in educating people on the importance of bees in general. Owned by Livable Buckhead and managed by residents and volunteers, this honey bee oasis hosts hives that serve both educational and ecological purposes. Says Helen Petersen, the sustainability director of Livable Buckhead, “Even though honey bees aren’t native, their presence, especially in a public green space like Garden 684, sparks curiosity and encourages community members to think about pollinators, conservation, and the role we all play in nurturing a healthy environment.”
Honey bees face challenges, too, including environmental ones just like native bees. Additionally, they can be somewhat of a mysterious species. “Keeping honey bees isn’t as easy as one might think,” says Starling. Challenges such as pesticide exposure and mite infestations plague hives around town and Garden 684’s bees have even disappeared on a whim. “We’ve had them abscond,” says Starling. “They’ve just taken off.”
Regardless of the species, one of the biggest threats to Buckhead’s bees is incorrect pesticide use. Mahood says it’s the mosquito-spraying foggers in particular that are most detrimental. “They kill everything that flies,” she says. Individual bees die, but the pesticides can contaminate the entire colony when bees carry the chemicals back home.
Despite the challenges, there is hope for Buckhead’s tiniest residents as passionate bee advocates work behind the scenes to populate native bees and educate Atlantans on the importance of bees in general.
Pollinator gardens like those found at Garden 684 and Blue Heron Nature Preserve help attract wild bees, as do larger programs like Chastain Conservancy’s. Chastain Conservancy will host the University of Georgia pollinator census at one of its larger gardens in August to help count bees and other pollinators to better understand them and their behavior. Urban planners can help by planting more pollinator-specific landscaping and diversity in plantings. For example, Garden 684 has native blackberries, mint, red maples, and frost aster.
Homeowners can make a difference by planting native plants. Mahood suggests coneflowers, goldenrod, and bee palm. She hopes hobbyist beekeepers will understand the challenges bees face, adapt to them, and reap the benefits of what they plant while supporting bees as a building block of a good ecosystem. “Because Atlanta has so many rich sources of nectar, the honey is incredibly delicious,” she says. “You can taste the flowers; it’s very floral and has a lovely flavor.”
Rosa McHugh sees herself as more than just the President and CEO of the Chastain Park Conservancy; she’s a “caretaker for something that’s here for the future.” Her mission? Uniting the neighborhood through the power of green space.
“I really believe in creating community, and I believe the park is a great resource here in Atlanta to bring the community together,” Rosa passionately states. This vision is the driving force behind the $20 million in improvements she’s spearheaded.
Growing up in San Juan, Puerto Rico, Rosa’s appreciation for vibrant community spaces began early. Her journey led her to Syracuse University for a bachelor’s degree in architecture, Georgia Tech for a master’s in city planning with a concentration in urban design, and a minor in historic preservation from Georgia State. This blend of skills has perfectly equipped her to navigate the complexities of Chastain Park. Rosa’s family moved to the area in 2002, and she began volunteering for the Conservancy in 2010. She recalls, “My experience of volunteering for nonprofits starting in college helped prepare me for my current role.” After chairing galas and serving as development director, she became the executive director, and in April 2024, her title changed to President and CEO.
Rosa acknowledges the unique structure of Chastain Park, which is owned by the City of Atlanta and teeming with various independent organizations. “The Conservancy takes care of the public areas of the park,” she explains. “Chastain, sometimes people joke that we’re the little sister that wants to be in charge. All these stations started way before us. So the golf course was the first, then the horse park, then NYO [Northside Youth Organization], then the others. The programs, the operators came in. The city does contracts with each one for their properties. So it is golf, tennis, horse park, amphitheater, pool, Galloway School, NYO and the arts center. So I do a lot of bridge building.”
Her passion extends to the environment, as evidenced by the planned 40-acre “park within a park.” “My background in urban planning has really created a drive in me to enhance public spaces,” she shares. “We’re here to conserve our community and enhance our public spaces. We want to make sure we do that.”
Rosa delves into Chastain’s rich history, tracing its roots back to the Treaty of Indian Springs in 1825. She highlights its evolution from industrial plans to its establishment as a park in 1939 by the Works Progress Administration (WPA). The park’s history also includes significant milestones like the 1955 Havatlanta Games and Alfred “Tup” Holmes becoming the first Black golfer to play on an Atlanta-owned golf course.
Speaking about the Conservancy’s achievements, Rosa is most proud of the playground expansion and the surrounding path. “What we’ve been hearing a lot is from grandparents,” she says. “There’s a lot of grandparents that tell me, ‘The playground is too stressful. The kids go every which way. I can’t deal. I don’t want to go. But the trails are fantastic because the kids are in front or behind me. The kids want to engage with me in the moment with this bug, flower, or stick. And when I get to rest in one of the pavilions, I always meet another grandparent.’ So I think that is really cool. I didn’t expect it or design it that way, but it’s a good [attribute] for the park.”
Looking ahead, Rosa is excited about the $12.5 million plans to create the “park within a park,” add a parking deck, and improve pedestrian safety. Plus, the vision of connecting Chastain to the Path400 Trail and the Beltline is taking shape. “The city has just approved a procurement order to hire a consultant to study the connection,” she noted. “But the idea is it would go behind Interlochen [Drive]. Behind Interlochen is [Nancy] Creek, and there’s a lot of property back there. We’ll see what the study says, but it would likely be a raised walkway back there that would connect to Blue Heron [Nature Preserve].”
Rosa McHugh is dedicated to preserving Chastain’s history while ensuring it evolves to meet the needs of the community. Her commitment to “creating community” makes her a vital part of Buckhead’s vibrant tapestry.
Enjoy all that Chastain Park has to offer from 4095 North Broadland Road. The home is located in the center of the neighborhood between Broadland Road and Hillside Drive, situated on one of the finest lots on a quiet street known for its strong sense of community. Set back from the street, the sprawling 1.1 acres features a highly desirable flat front yard and private fenced back yard surrounded by trees, grassy lawns, a massive swimming pool, and a hilltop “zen tree house” at the back of the property that the kiddos will just love! The patio and pool terrace provide plenty of room for outdoor recreation, grilling, and dining.
The one-level ranch home offers nearly 4000 square feet of living space, and the new roof will provide years of maintenance-free service. Multiple living rooms offer several places to relax and enjoy. A fireside dining room is just off the entry foyer, and open to the cozy lounge/living room. The lounge features a built-in bar cabinet and easy access to the kitchen.
Custom cabinetry surrounds a large central island in the kitchen, offering plenty of storage and ample counter space. GE Monagram appliances will delight the chef in your family.
Adjacent to the kitchen is a large bonus room with a new ensuite bath and an exterior entrance, perfect for a guest suite or a private home office. A second fireside living room offers more seating and conversation space next to the kitchen.
The main family room is bright and sunny, lined with windows offering views of the pool and greenery. This large open space has built-in book cases and a breakfast area next to the kitchen. A full bath and the laundry room are just off the breakfast area.
The first of 4 bedrooms is accessible from the family room and the central hallway. Across the hall is a second bedroom with an adjoining bath. This full bath is shared with the third bedroom.
The primary suite features a large bedroom and ensuite full bath. A second vanity area provides storage and additional access to the hallway.
Make this your home and your family will enjoy the community and all of the Chastain Park activities for many years to come!
Homeowners here will enjoy all that Chastain Park has to offer year-round. Chastain Park is Atlanta’s largest city park, and known by all as Buckhead’s premier park. The wide variety of competitive and recreational activities and entertainment venues hosted by Chastain Park include a swimming pool, a musical amphitheater where both pop and classical musicians entertain audiences outdoors, an arts center, tennis, gymnasium, walking trails, playgrounds, softball diamonds, a golf course and even a horse park – all of which appeal to athletic types and Sunday morning strollers alike.
The Chastain restaurant offers “refined comfort food” for residents and visitors alike in a beautiful setting across from the park.
In a ribbon-cutting ceremony attended by Atlanta’s mayor and other leaders, the Chastain Horse Park in Buckhead opened its new 18,000 square-foot facility.
The therapeutic horsemanship center is for Chastain’s therapeutic riding program, which offers therapy, learning, and horsemanship programs for individuals with disabilities. Trisha Gross, the horse park’s executive director, said the new venue was needed to meet its growth.
The center has volunteer spaces, educational spaces, a fully operating physical therapy and occupational therapy clinic, and offices for its staff.
“We used to operate all of this out of the barn,” Gross said in a pre-ribbon-cutting interview. “While we have a barn, the new center is 18,000 square feet. That is home to about 30 horses.”
At the ribbon-cutting, held March 28, leaders spoke about the center and its importance to Atlanta.
“This park was one of the last remaining urban horse parks in the nation, and it has served its community for … nearly 90 years,” Mayor Andre Dickens said. “And thanks to a successful almost $10 million capital campaign, more Atlantans can experience the transformative programs available right here at Chastain Horse Park.”
District 8 Atlanta City Councilwoman Mary Norwood lives near the park. She said she attended an event at the horse park in 2002, after she was first elected as the council’s Post 2 at-large member.
“The mayor was here, and the [county] commissioner was here, and everybody said, ‘Are we gonna step up to the plate?’” she said. “And I said, ‘[If] y’all step up the plate. I’m stepping up to the plate. So my very first contribution was at the mayor’s request, and he was stepping up to the plate, to this horse park. And I just loved doing that. I knew immediately how important this is and would be for our city to continue to claim what we love, which is we do the best at everything.”
Justin Cutler, Atlanta’s parks and recreation department commissioner, added, “The premiere accredited program has touched countless number of lives, and with the completion of this 18,000 square-foot facility, we’ll be able to expand that and touch even more.”
Gross said the new center will also have two new covered arenas, accessible spaces for individuals with disabilities. The horse park serves participants ranging from 2 to nearly 80, she added. In its therapeutic program, it conducts about 5,000 therapeutic sessions a year and fills 1,300 volunteer slots per month.
“To begin with, we are a PATH (Professional Association of Therapeutic Horsemanship) international program. They are our governing body,” Gross said. “We are a PATH premier accredited center, which means we meet or exceed the highest standards in our industry. PATH is an international governing body. So, we are one of two remaining urban horse parks in the U.S. We are operating on city of Atlanta land, and on any given day we have 55 to 60 urban-dwelling horses here.”
Nestled in Chastain Park, just steps from ball fields, playgrounds, trails, and more, 44 Barbara Lane combines an ideal Buckhead location with a wealth of luxurious features. Designed for both entertaining and private relaxation, this residence offers a blend of formal elegance and casual comfort. You will love the graded flat yard and the backyard with low-maintenance turf, drainage, and landscaping!
The main level serves as the heart of the home. Entering through the foyer, you’re immediately presented with a choice of spaces. To the left, a spacious study with built-in library shelves provides a sophisticated area for gatherings or working from home, while the adjacent dining room offers a more formal setting for meals. On the opposite side of the foyer, a large bedroom suite offers a tranquil retreat for long-term guests, multi-generational living, or a spacious home office.
The kitchen, a central hub, flows into a casual breakfast or keeping room, fostering a relaxed atmosphere. The huge island and high-end appliances will delight the chef in your family. This area seamlessly connects to the living room, with a marble fire place and access to covered sunroom and open deck, extending the living space and providing options for enjoying the fresh air.
Ascending the stairs to the upper level, you’ll find the home’s additional sleeping quarters. This level hosts the primary suite, designed as a private haven with a sitting room, breakfast bar, and a private deck. The expansive closet and dressing room is conveniently connected to the upper level laundry room.
Three more spacious bedrooms, each with an ensuite bath and large walk-in closet, complete this level.
Descending to daylight the terrace level, the home continues to offer versatile spaces. A finished media room and a sitting room with a built-in bar provide comfortable areas for recreation, accompanied by an additional bedroom and bathroom. This level also includes a large storage room, ready to be customized to the homeowner’s needs. Direct access to a 3-car garage adds to the practicality of this lower level.
Homeowners here will enjoy all that Chastain Park has to offer year-round. Chastain Park is Atlanta’s largest city park, and known by all as Buckhead’s premier park. The wide variety of competitive and recreational activities and entertainment venues hosted by Chastain Park include a swimming pool, a musical amphitheater where both pop and classical musicians entertain audiences outdoors, an arts center, tennis, gymnasium, walking trails, playgrounds, softball diamonds, a golf course and even a horse park – all of which appeal to athletic types and Sunday morning strollers alike.
The Chastain restaurant offers “refined comfort food” for residents and visitors alike in a beautiful setting across from the park.
Okay, Buckhead neighbors, get ready! The warmer evenings are rolling in, and that means another season of incredible music under the stars is just around the corner at our very own iconic neighborhood venue, the Synovus Bank Amphitheater at Chastain Park. Whether you’re a long-time local who cherishes those Chastain nights or new to the area, experiencing a show here is a quintessential Atlanta experience.
Nestled within the beautiful Chastain Park since 1944, the Amphitheater isn’t just any outdoor venue; it’s a piece of Atlanta history that has hosted an unbelievable roster of talent. Over the decades, legends like Ray Charles, James Brown, Bob Dylan, Janet Jackson, Paul Simon, and countless others have graced its stage, making it a truly special place to see live music.
Here is the current schedule for the 2025 season at the Synovus Bank Amphitheater at Chastain Park in Atlanta, Georgia:
Please note that this schedule is subject to change, and it’s always a good idea to check the official venue website or ticketing platforms for the most up-to-date information.
Part of the fun of a Chastain show is planning the whole evening! Luckily, Buckhead offers fantastic dining options just minutes away. Here are a few recommendations to get your night started right:
Not ready for the night to end after the final encore? Buckhead has plenty of spots to grab a nightcap and discuss the show:
Get ready for another unforgettable season at Chastain! Check the concert calendar, plan your perfect pre-show dinner, and maybe we’ll see you grabbing a post-show drink nearby. Here’s to magical musical nights in Buckhead!
295 Mount Paran Road offers a private wooded lot in a fantastic location that is walkable to Chastain Park. The handsome brick home was built for comfortable family life and entertaining, inside and out.
A picturesque flat front yard and winding drive make a great first impression, leading to a generous motorcourt and 3-car garage. An additional gravel parking area provides discreet parking for additional cars or possibly room for a sport court.
The backyard includes multiple areas for rest and relaxation, with a heated pool and a large patio covered by the deck above. The patio has a fireside sitting area and a DryDeck ceiling to keep you dry and comfortable.
Large rooms, high ceilings, and huge windows combine to make this home feel open and airy. Ceiling heights range from 10′ to 14′, with higher vaulted ceilings in many rooms.
The open layout of the main level is obvious as soon as you step through the front door and into the foyer. To your right is a private study with a fireplace and built-in bookcases under a tall vaulted ceiling. On your left, the formal dining room is connected to the rest of the main floor through large cased openings.
The fireside family room features an ornate mantle flanked by built-in cabinets and bookcases. A wall of windows provides natural light, views of the wooded backyard, and access to the large deck. Speaking of the backyard, this property is beautifully landscaped. The views of the forest are serene, the backyard is totally private, and something is always in bloom at all times of the year!
The family room flows easily into the kitchen and breakfast area. Custom cabinets with stone counter tops surround a central island, and a walk-in pantry and butler’s pantry provide additional storage. A large keeping room with a fireplace and vaulted ceiling provides a great gathering place and seating area. A large laundry room and mudroom add to the utility of the main floor.
The primary suite includes a large bedroom with a fireplace and high vaulted ceiling. The primary bath boasts dual vanities, a soaking tub, and a tiled double shower. Two expansive walk-in closets include built-in storage.
The second floor has four bedroom suites, each with an private bathroom and a generous closets.
Downstairs includes a great spot for recreation with plenty of room to grow. A finished family room/ game room has a convenient half bath, large windows, and access to the covered patio and pool terrace. The rest of the daylight terrace level is ready to finish according to your needs. Framing and plumbing is installed and ready to build an in-law suite, including a bedroom, full bath, kitchen, and living room with a separate exterior entrance. Other unfinished areas can be transformed into additional living space or used as they have been for the current owner; as a spacious workshop.
Homeowners here will enjoy all that Chastain Park has to offer year-round. Chastain Park is Atlanta’s largest city park, and known by all as Buckhead’s premier park. The wide variety of competitive and recreational activities and entertainment venues hosted by Chastain Park include a swimming pool, a musical amphitheater where both pop and classical musicians entertain audiences outdoors, an arts center, tennis, gymnasium, walking trails, playgrounds, softball diamonds, a golf course and even a horse park – all of which appeal to athletic types and Sunday morning strollers alike.
The Chastain restaurant offers “refined comfort food” for residents and visitors alike in a beautiful setting across from the park.
Ten years ago, just as I was getting Buckhead.com established as a community news source, I decided that we needed to create a compelling brand for the Buckhead community. I enlisted the talents of renowned brand designer, Terry Slaughter. Terry’s reputation for place-making was stellar, with his work including the Alys Beach brand and the ubiquitous “30A” bumper sticker.
Terry and I spent hours immersed in conversations about the community and my vision for Buckhead.com. His enthusiasm for the project was evident, and after these discussions, he returned to his Birmingham office to begin his work. A few months later, he returned and unveiled the Buckhead brand. The design perfectly captured the essence of Buckhead: a simple “BH” crest within a shield, subtly incorporating the hint of the buck’s head that adorned Irby’s Tavern in the late 1800’s, the original source of our community’s name.
This crest became the brandmark for both Buckhead.com and later, The Buckhead Paper. We distributed a limited number of window stickers in those early days, but we have now included a complimentary Buckhead window sticker in each of the 49,000 printed copies of The Buckhead Paper! Show your pride in our community by displaying it on your car or anywhere else you choose. Every time you see it, be reminded of the elegant mantra Terry penned about the spirit of Buckhead:
The spirit of Buckhead points in one direction. It is an undeniable truth. The spirit of Buckhead has always pointed forward. This is the way it has been, and perhaps this is the way it will always be. The spirit of Buckhead heads forward. You see it in the way we work, and you see it in the way we play. You see it in the way we nurture our children, and you see it in the way we nurture our gardens. You see it in the way we care for our homes, and you see it in the way we care for our schools. The quest is always pointing forward. Whether it’s our businesses, the arts, or the entertainment, the bar is always rising higher. The reach is always extending further. The search is for excellence and beauty and grace and vibrancy. This is Buckhead. We are a community, but we are a community of individuals. We are diverse, we are dynamic, we are discerning, we are builders. We are connected to one another with a common bond. A common dream. A common quest. Pointing life in one direction.
Terry Slaughter
Forward.
With excellence.
Grace.
Beauty.
Compassion.
One dream.
One goal.
One quest.
Heading forward.
Always.
Chastain Park is growing and getting even more desirable every year, why not make it your own backyard? 4522 Dudley Lane is the perfect home base for family life and fun activities in and around Chastain Park. Your yard literally backs up to the park! The playground is steps away, as well as the golf clubhouse, baseball fields, the Chastain Arts Center, and the Galloway School. You are steps away from the heart of Chastain Park tennis courts, horse park, amphitheater, and award-winning park-side bistro, The Chastain!
Perfect as the location is, the home is even better. Outside, you will find a stately brick and limestone home with a low-maintenance backyard designed for recreation and relaxation. A generous stone patio off the main level overlooks the in-ground pool. Set on a high ridge at the north end of the park gives you glimpses of the city skyline nearby during the winter months.
Inside, you are treated to the modern open layout families desire, plus features and amenities you didn’t realize you wanted. All 11,467 square feet are designed with luxurious family living in mind and every last detail has been accounted for in the custom-tailored finishing. High ceilings and designer finishes are only the beginning. An elevator serves all three floors, and whole-house automation takes convenience, security, and livability to the next level.
A grand two-story foyer leads past a paneled office with steel doors and formal dining room to a dramatic two-story fireside family room. A walk in glass-walled wine cellar offers a punch of drama in the main hallway. The striking designer kitchen features an oversized stone island and a breakfast room that is bathed in natural light from all sides.
The primary bedroom suite on the main level includes a fireside bedroom with dramatic vaulted ceilings The opulent spa bathroom features one of the largest steam room/showers I have ever seen and an enormous boutique-style walk-in closet.
Upstairs you will find four bedroom suites, each with a full bath and a generous closet. There is a large storage room on this level as well as a spacious laundry room (a 2nd laundry is on the main).
This terrace level offers incredible WOW factor, truly built for entertaining. A large entertaining space with a kitchen and adjacent lounge provides access to the pool patio. A covered outdoor living room offers heaters and an outdoor kitchen. The cozy fireside living room leads to a private home office, with a full guest suite across the hall. A gym and home theater round out the terrace level amenities.
Homeowners here will enjoy all that Chastain Park has to offer year-round. Chastain Park is Atlanta’s largest city park, and known by all as Buckhead’s premier park. The wide variety of competitive and recreational activities and entertainment venues hosted by Chastain Park include a swimming pool, a musical amphitheater where both pop and classical musicians entertain audiences outdoors, an arts center, tennis, gymnasium, walking trails, playgrounds, softball diamonds, a golf course and even a horse park – all of which appeal to athletic types and Sunday morning strollers alike.
The Chastain restaurant offers “refined comfort food” for residents and visitors alike in a beautiful setting across from the park.
The Chastain Park Conservancy has plans to transform 40 acres of unused land in the heart of the park into usable greenspace. $5 million in donations has already been raised to fund the effort that will create new usable park space that is larger in size than the Atlanta Botanical Gardens.
The conservancy, a nonprofit whose mission is to maintain and improve the Buckhead park, intends to spend $9.8 million to turn the Palisades part of the park into a usable greenspace. Since the park’s opening in 1940, it has been a passive portion with no accessibility for human beings. At 268 acres, Chastain is one of the city’s largest parks.
According to plans provided to Buckhead.com by the conservancy, Chastain has 60 acres of unsightly, inaccessible land that can be transformed into greenspace. Initially, the conservancy will transform 40 acres of its Palisades area into greenspace. The “Palisades” area to be developed is near the center of the park and is situated on a high bluff above Nancy Creek. Another 20 acres on the northern tip of the park is being called the Northwoods, and is on the table for additional passive greenspace.
According to information provided by the conservancy, the Palisades project is part of a new capital campaign that will cost a total of $12.5 million, and $5 million has been raised thus far. $3 million of the current total came from a single donor. Conservancy President and CEO Rosa McHugh said the rest of the campaign funds will be spent on pedestrian safety initiatives throughout the park.
Of Palisades, she said, “For me personally, what’s really attractive about the project is Chastain Park is an amazing 268-acre park, but there’s no real park within the park. This project will bring in 40 acres of greenspace to the park.”
She added that the park’s current setup means most of the land is programmed by sports such as golf, tennis, swimming, baseball, softball, and basketball.
The Palisades project has been on the conservancy’s to-do project list since it was included in the 2008 master plan.
“It was approved by the [Atlanta] City Council and served as a vision plan for all the projects throughout the park,” McHugh said. “The Palisades comes out of that plan, and it was reintroduced as we worked on the update of that plan. We had a table for phasing of these projects, and that one remained as the first one to complete.”
The conservancy’s previous capital campaign, which collected $5.2 million, launched in 2014 and ended in 2016, paid for Play Chastain, a new playground, and Walk Chastain, new pedestrian trails. McHugh calls Palisades “a game changer.”
“This will give people an ability to throw a Frisbee, meet a friend, or have a picnic,” she said. “We did a density study and showed that density continues to increase, and there’s some kudzu in there. It’s not a healthy environment in there, so what this will allow us to do is create a more natural environment and allow the community to use it.”
J.P. Matzigkeit, a conservancy co-founder and member of its comprehensive plan committee, said Palisades will be similar in size to the Blue Heron Nature Preserve nearby and the Atlanta Botanical Garden in Midtown, which each are 30 acres.
“If you look at the size of the project of the Palisades, it is to reclaim [40] acres of land from kudzu and turn it into park space,” he said. “… But [40] acres is a lot of land and the opportunity to add that land as park space is an incredible opportunity. Think about what [40] acres of contiguous land would cost. We’re opening up $50 million of land where people can enjoy it and use it as intended, as park land. The Palisades project is an opportunity to get park land.”
Palisades will include three community greens totaling +/- 3 acres, a one-plus-mile stretch of soft trails, a bridge over Nancy Creek, and stream bank and wildlife habitat restoration. In the future, a 20,000-square-foot event space is expected to be added to host community events such as weddings and educational programs.
“There are three fields; the main one would be an open field,” McHugh said. “… The second one is smaller, and we would like it to have some natural play, such as undulating hills where kids can play. The upper one will be a model site for native planting. We hope to have trails throughout that greenspace.”
She said she’s given several tours of the Palisades area, and participants often say, “Why hasn’t anyone done anything about that yet?”
For the many residents and visitors who gather and recreate in Buckhead’s largest greenspace, there is more good news in the works. The conservancy is placing the final touches on a new 20-year master-plan that has even more improvements. Stay tuned to Buckhead.com to learn more as the details become available.
Buckhead’s parks are in good shape, with some new ones coming soon, Atlanta’s Parks and Recreation Department leader said.
“What we’ve been able to do under Mayor [Andre] Dickens is move our vision to reality,” said Justin Cutler, the department’s commissioner.
Cutler, who has been in charge of the department since 2022, provided an update on Buckhead’s parks at the Buckhead Council of Neighborhood’s monthly meeting Feb. 13 at Piedmont Center. He thanked the representatives of Buckhead neighborhoods who attended the meeting for their hard work in volunteering to improve and maintain their communities.
“As our mayor says, Atlanta is a group project. … He wants to create more volunteer opportunities,” Cutler said.
His update included info on parks under construction, parks planning improvements, and newly acquired properties that likely will be transformed into parks.
Cutler’s presentation included some park projects still in the planning phases:
Cutler also took questions from attendees, including neighborhood group representatives, about issues with their park projects.
Cutler ended his speech with an update on 16 Moving Atlanta Forward projects. Moving Atlanta Forward is the city’s 2022 infrastructure package that included three measures Atlanta voters approved in a referendum that year (two bonds and a special sales tax being renewed) to collect $750 million. These are all park projects in council Districts 7 and 8. Three are in the planning/scoping phase, three are in the engineering/design phase, four are under construction, and six are closed out.
In an interview after the meeting, Cutler was asked which park project he’s most excited about.
“It’s like picking your favorite child,” he said. “It’s a tough question. I’d say all of them, but what we’re most excited about? I think really it’s to continue to improve maintenance. Recently, we received an increase in our millage going to parks and recreation services, so we’ve been making a lot of investments in repairing parks, updating parks, increasing trash pickup and reducing graffiti, as well as providing our park ranger program. That’s been able to reduce crime in parks and increase safety.”
When asked which projects may be the most challenging, Cutler first said the biggest issue could be having a large enough staff to handle all of them.
“I mean we have the resources but with our milage program we’ve been able to hire more staff,” he said. “I think that anytime you’re building anything, you don’t know what you’re going to get, being able to have flexible enough plans to address any challenges that come up.”
Buckhead’s luxury real estate market soared to new heights in 2024, shattering records and redefining expectations.
The year started strong, with early significant sales including a Knollwood Drive home in Tuxedo Park selling for $9.5 million and a Georgian estate in the Paces neighborhood for $12.8 million. This early success set the tone for a year of unprecedented achievements. Later in the year a home at 3540 Woodhaven Road that tipped the scales with 49,665 square feet sold for $17 million. This home included indoor and outdoor pools, a full-size bowling alley, and an indoor basketball court, among other features.
However, the pinnacle of the year arrived with the off-market sale of 3391 Tuxedo Road, a masterpiece of Scandinavian design and Japanese-inspired flow. I am proud to have represented the seller in this transaction, which culminated in a remarkable $19,800,000 sale price – the highest ever recorded in metro Atlanta. This landmark achievement coincided with a professional milestone – as it pushed me past $1 billion in career sales volume. Combined with my role in three of the top 10 sales of the year, these accomplishments highlight the impact of personalized service and the strategic marketing plan I have implemented in Buckhead to ensure my clients’ success.
As you will see in the top ten home sales listed below, the Tuxedo Park neighborhood reigned supreme. Half of the top 10 sales were located in this beautiful neighborhood. As Atlanta grows, Buckhead continues to be the most sought-after community in the region. If 2024 is any indication, real estate in Buckhead will continue to increase in value and desirability.
Scroll down or CLICK HERE to see the top 10 list.
This chart depicts the dynamic relationship between interest rates, sale prices, and sales volume in Buckhead’s single-family home market, spanning pre-pandemic through post-pandemic periods. The green line illustrates the average 30-year fixed-rate mortgage, revealing the inverse correlation between interest rates and sales volume. The chart demonstrates how historically-low interest rates fueled a surge in sales activity, while subsequent rate increases led to a market contraction. The recent moderation in both price growth and interest rate escalation suggests a potential resurgence in sales volume.
In 2024, the average sale price for a single-family home in the Buckhead area climbed at a moderate rate of 1.91% to $1,745,000, marking a new record. This increase occurred despite average 30-year mortgage interest rates more than doubling over the past three years.
The dramatic rise in interest rates, coupled with increasing prices, has dampened market activity since 2022. However, the rate of growth in prices and interest rates slowed significantly in 2024. This moderation has begun to thaw parts of the market and resulted in increased transaction volume. The number of homes sold in Buckhead last year increased by 20%, reaching approximately 800. While this is a significant improvement, it remains well below the levels of activity seen before and during the pandemic, when annual sales consistently exceeded 1,000 homes and exceeded 1,400 home sales at the 2021 peak.
The interplay of these factors—higher prices and rebounding sales volume—suggests that while demand remains robust, the Buckhead real estate market may be finding a new balance in the post-pandemic era. However, higher interest rates are expected to act as a brake on the overall market until they begin to decline. The outlook for falling rates has become less certain with recent policy changes and the latest inflation data, creating a degree of uncertainty in the market forecast. The rate of price appreciation, while currently moderating, will likely remain sensitive to fluctuations in interest rates.
3445 Habersham Road is the perfect blend of comfortable family living and fantastic amenities for entertaining. The secluded 1.05 acre property is conveniently situated near the convergence of Valley Road and Habersham in Tuxedo Park. Imagine living within walking distance of Chastain Park, 30 acres of gardens at the Atlanta History Center, and the buzzing energy of the Buckhead Village!
Outdoor living spaces include a two-tiered deck with relaxing views of the wooded backyard. Each level of the deck connects to indoor entertaining spaces, making indoor-outdoor parties a breeze. A crushed-stone path leads through the backyard, and your 4-legged family members will love the large fenced dog run, complete with stairs to the lower level deck.
Inside, you will notice updated fixtures and finishes, and high ceilings throughout the home. A handsome wood-paneled office and the private dining room flank the entry foyer.
The fireside family room features a vaulted ceiling, large windows overlooking the backyard, built-in bookcases with a wet bar, and opens to the kitchen and eat-in breakfast area.
Custom white cabinets and calacatta marble counter tops surround a central island with counter seating, and high-end appliances will delight the chef in your family. The breakfast area connects to a bright sun porch through large glass doors. A large laundry room and adjacent mudroom are found between the 2-car garage plus a large carport for your golf cart and other toys.
The primary suite on the main level includes a spacious bedroom with a vaulted ceiling, large windows, and dual bathrooms.
Three bedrooms occupy the upper level, along with a unique secret playroom. Two bedrooms share a generous Jack-and-Jill bath. The third bedroom is the largest of the three, and includes a private ensuite bath.
The terrace level was built for family fun! A large fireside family room with backyard views and deck access features a wood-paneled bar, complete with a sink and brass foot-rails for your patrons. Behind the bar, you will find a full-size beverage fridge and a climate-controlled wine cellar. A wood-paneled billiard room, home theater, and a home gym provide fun and recreation for your family or guests, and the gym and theater each include a king-size Murphy bed when you need space for overnight guests. Keep an eye out for a hidden door that leads to your own secret vault!
Tuxedo Park is the undisputed top-shelf neighborhood in Buckhead. The rich history of this area goes deeper than many residents may realize. This early Atlanta suburb was only woods and farmland at the beginning of the 20th century, but that quickly changed. Wealthy Atlantans began building homes along Paces Ferry around 1904, many used as summer or country estates with farm animals and extensive gardens. Tuxedo Park expanded North several blocks from there and has kept its refined Southern elegance ever since.
The Tuxedo Park Civic Association holds social events, hires private security officers, and generally keeps the neighborhood connected despite the mostly gated and secluded estates. With its historic mansions and picturesque landscaping, Tuxedo Park is aptly named for this sophisticated neighborhood of magnificent residences. Some of the finest estates in Buckhead are located in the prestigious Tuxedo Park neighborhood.
Although the city of Atlanta has grown to surround this once-remote area, the neighborhood still maintains an aura of seclusion and escape. The manicured grounds and varied architecture of the homes give the neighborhood a formal air befitting its name.
This lovely home offers the perfect floorplan and everything on your wish list and then some! Three finished levels include 3 garage spaces, and a sprawling backyard with a walk out pool, spa and patio from the finished terrace level. And if that’s not enough, everything that Chastain Park has to offer is just a stone’s throw away!
The main level features a light and cheery eat-in kitchen open to the spacious family room and deck overlooking the backyard, huge walk in pantry/scullery with extra full size fridge/freezer, mud room with extra storage, formal living and dining rooms, butler’s pantry and one of two laundry rooms. The deck has a large area for dining al fresco, plus a living room situated around an outdoor built in fireplace and access to the pool. Also on the main is the peaceful primary bedroom suite with a deluxe bath and separate walk in closets.
Main or rear stairs lead to the upstairs with 5 bedrooms, each with walk in closets and baths (one also with its own quiet built in study room). There is also a separate playroom that the kids will love, plus a convenient 2nd laundry.
The terrace level is a real WOW for the whole family! There’s a sound proof music room, spacious temperature controlled wine cellar with custom shelving and lighting, Finnish sauna that offers both infrared and traditional heat, billiard/game room, movie room, bedroom + 2 full baths, gym lined with mirrors, and kitchenette with full fridge to help keep everybody refreshed with cold beverages on hot summer days. Walk right out to the pool and hot tub or relax on the covered patio to watch the big game al fresco. Further back is a large grassy area promising endless days of fun year ’round. Hurry, homes like this in the Chastain Park neighborhood don’t last long!
Homeowners here will enjoy all that Chastain Park has to offer year-round. Chastain Park is Atlanta’s largest city park, and known by all as Buckhead’s premier park. The wide variety of competitive and recreational activities and entertainment venues hosted by Chastain Park include a swimming pool, a musical amphitheater where both pop and classical musicians entertain audiences outdoors, an arts center, tennis, gymnasium, walking trails, playgrounds, softball diamonds, a golf course and even a horse park – all of which appeal to athletic types and Sunday morning strollers alike.
The Chastain restaurant offers “refined comfort food” for residents and visitors alike in a beautiful setting across from the park.
Brand new home located on a quiet street yet only 100 yards from the center of Chastain Park! Ditch the car and commute too all of your sports and activities by foot or on golf cart from this prime location! This location will literally change your life!
The beautiful home was designed by architect Tim Adams and features a spacious floorplan with a primary suite on the main level, 3 car garage with EV charger, finished terrace level, and covered outdoor patio overlooking a swimming pool with spa, and grassy yard. It is so close to the park you will enjoy a view of the golf course from the covered patio during the fall and winter months when the leaves are down! Top quality features include aluminum clad windows, wide-plank wood floors by European Wood Co, high ceilings and beautiful fixtures and lighting.
The light-filled kitchen features custom white cabinets and a large center island topped with marble counters, Wolf range with hood, SubZ fridge/freezer and beverage center. A 2nd laundry room and separate mud room are conveniently located just inside from the 3-car garage.
The kitchen opens to the everyday dining area and a spacious family room which features a fireplace and french doors leading to a lovely covered patio with a cozy fireplace, stone floors and beamed ceiling overlooking the a serene forest view beyond. This is the ideal space to dine, entertain and relax alfresco day or night all year ’round!
The formal dining room is accessed from the kitchen through the butler’s pantry, fully outfitted with cabinets, sink, ice maker and beverage refrigerator. A massive walk-in pantry provides plenty of kitchen storage and could be built out as a working kitchen/scullery if needed.
The primary suite is well thought out and an ideal size. A high vaulted ceiling, and a seating alcove are accentuated by the soft natural light and private wooded views. The primary bath features a delicate blue paint, softly veined marble floors, counters and tiles, separate his & hers vanities, a large shower with dual shower heads, and large closets ready to be customized based on individual wardrobe needs.
Upstairs at the top of the stairs is an open area for a den or study, four large bedrooms each with ensuite baths and walk in closets, a separate flex room for a playroom or TV room and a full laundry room.
The terrace level opens to a covered patio and backyard. There are a bedroom with full bath, two huge daylight recreation areas, a wine cellar, and a powder room.
This brand new home has all the bells and whistles, a well thought-out floorplan, is close to Buckhead shopping and schools and right in the heart of all that Chastain Park has to offer!
Homeowners here will enjoy all that Chastain Park has to offer year-round. Chastain Park is Atlanta’s largest city park, and known by all as Buckhead’s premier park. The wide variety of competitive and recreational activities and entertainment venues hosted by Chastain Park include a swimming pool, a musical amphitheater where both pop and classical musicians entertain audiences outdoors, an arts center, tennis, gymnasium, walking trails, playgrounds, softball diamonds, a golf course and even a horse park – all of which appeal to athletic types and Sunday morning strollers alike.
The Chastain restaurant offers “refined comfort food” for residents and visitors alike in a beautiful setting across from the park.
This home is set on a very quiet street, but only 50 yards from Chastain Park. In fact, you have a view across the golf course from the front porch! The stately architecture was designed by Harrison Design and completed by Steve West in 2018. Covered outdoor living spaces overlook a perfectly flat and beautifully landscaped backyard with all the space you will need for a pool and gardens. The Upgraded Weather Granite stone stone walls and lush plantings were designed by Landscape Architect Richard Anderson.
The interior was decorated and finished by Bill Stewart, with Stewart Mohr Designs, and is just perfect. A spacious entry foyer is flanked by the formal dining room and a private home office. Large Pella windows and high ceilings combine to create a bright, open feel in every room.
The fireside living room features wood beams on the ceiling and a picture widow overlooking the backyard. Large cased openings connect the living room to the main stair hall and the open concept family room and kitchen.
The family room has a wall of windows that provides natural light and access to the covered outdoor living room and the backyard.
This Design Galleria kitchen is surely the heart of the home. White custom cabinetry surrounds a large central island with counter seating. A generous walk-in pantry AND a butler’s pantry add even more storage, and the adjoining home management office will help your family stay organized. The huge mudroom connects the kitchen with the 3-car garage.
Guests will enjoy the convenience of the guest suite on the main level, complete with a large closet and a full ensuite bath.
The primary bedroom suite occupies half of the upper level. A massive bedroom anchors the suite with huge windows overlooking the backyard. Connected to the bedroom is the primary bath, which features double vanities, a free-standing tub, and a dramatic double shower. Two large walk-in closets complete the suite, with custom closets built out by Artisan Custom Closets and access to the hallway.
One of the guest suites that is adjacent to the primary suite has been converted to a large dressing room with ample custom closets and a private bath. This space can be used as-is or easily converted back to another guest suite or nursery depending on your needs.
Two additional upstairs bedrooms feature walk-in closets and full ensuite baths. Additional rooms upstairs include a large laundry room, a bonus room above the garage currently used as a gym, a full bath, and multiple closets.
The daylight terrace level is unfinished, providing plenty of space for expansion. Two floorplans are available showing the options to finish up to 2000 additional square feet on this level. An elevator shaft connects all three floors. This is a rare opportunity for such an exceptional home in this location!
Homeowners here will enjoy all that Chastain Park has to offer year-round. Chastain Park is Atlanta’s largest city park, and known by all as Buckhead’s premier park. The wide variety of competitive and recreational activities and entertainment venues hosted by Chastain Park include a swimming pool, a musical amphitheater where both pop and classical musicians entertain audiences outdoors, an arts center, tennis, gymnasium, walking trails, playgrounds, softball diamonds, a golf course and even a horse park – all of which appeal to athletic types and Sunday morning strollers alike.
The Chastain restaurant offers “refined comfort food” for residents and visitors alike in a beautiful setting across from the park.
A group of concerned citizens, including alumni, has opposed The Galloway School’s plan to tear down its historic Gresham building, but the Buckhead school is moving forward with its strategy, though it has recently adjusted its plan in an effort to get it approved.
The Gresham building, named for Richard C. Gresham, is the main classroom facility for Galloway. Completed in 1911, the Neoclassical Revival architecture building originally served as a Fulton County almshouse before being converted to a structure housing the upper learning classrooms and administrative offices when the school was founded in 1969 by Elliott Galloway. As Galloway’s first building, it has become synonymous with the school.
In November, after Galloway announced its plan in the previous month as part of its Galloway Forward campaign, some of the school’s alumni and others started a change.org petition in support of keeping the building intact. As of April 22, it had 2,045 signatures. Galloway graduate Jane Norley launched the petition and a group called Galloway Alumni and Supporters for Preservation (GASP) to raise awareness of the issue.
The 35,000-square-foot building was placed on the National Register of Historic Places by the school in 2014, but that doesn’t keep it from being razed. David Finehirsh, a New York-based real estate developer who attended Galloway for kindergarten through eighth grade before his family moved to New York, has created an alternate design for the building that would keep all or part of the Gresham building intact.
James Calleroz White, Galloway’s head of school, said the last time the Gresham building was renovated was in the early ’90s, when an attic space was converted into multiple classrooms. He cited numerous issues where the building is deteriorating, some of which were fixed immediately after an engineering report the school hired a firm to conduct was completed in April 2023.
Galloway’s plan, in partnership with the Cooper Carry architecture firm and Winter Construction, calls for adding 43,000 square feet of classroom space by constructing a larger facility, costing about $30 million, on the footprint of the Gresham building. Calleroz White said choosing to demolish the Gresham building was one of the toughest decisions he’s made in his 30-year career as an educator.
“It was sad but our charge is the safety, security and well-being of our kids and future kids,” he said, adding keeping the Gresham building as part of the school’s plan is not feasible.
Calleroz White also said Galloway will incorporate some pieces of the Gresham building, including the four columns in the front of the building plus fireplaces and doors. As the original structure for the school, the Gresham building has become synonymous with Galloway.
Galloway’s plan must be approved through the city of Atlanta’s zoning process, beginning with Neighborhood Planning Unit-A’s board. The school’s leaders have been in negotiations with the board to devise a plan that could be approved more easily after its original design, which called for a height of 56 to 57 feet, drew objections from the neighborhood. Those talks have included discussions with neighborhood groups such as the Chastain Park Civic Association but not Finehirsh, Calleroz White said.
The head of school added that although the design plans are still fluid, its current design calls for lowering the max building height to about 35 feet by moving an entire floor of office and classroom space to the back of the building, which was originally only one story.
Under Galloway’s current plan, it will request a zoning change from R-3 (single-family residential) to SPI (special public interest ) district to address not only any height restriction issues but also the other changes the school would make by redeveloping the building.
Though the NPU-A board next meets on May 7, Calleroz White said it’s likely that the earliest it would approve Galloway’s plan would be the June 4 meeting. However, he added, if the design plan is approved in June, the school could stick to its timeline of breaking ground on the project this summer and opening the new building in January 2026.
Finehirsh, who calls the Gresham building “an absolute architectural treasure,” said Galloway should adopt his design plan, which will cost nearly $3 million less than Galloway’s, based on his own cost comparison. According to that comparison which Galloway had nothing to do with, based on a cost of $450 per square foot, the new building under his plan would cost $33.8 million and Galloway’s would cost $36.4 million.
“My building design addresses three needs for Galloway: maintaining the character of the building and school, adding space and lowering the cost,” he said, adding the opposition group is not only for saving the building but also keeping students’ needs in mind.
Greg Jacobs, a Savannah resident with a second home in Atlanta, owns Landmark Preservation, a preservation services and consulting firm. He’s toured the Gresham building and said he believes it can be kept.
“I have found very few buildings that can’t be saved and rehabilitated for a functional use, and done so in an economically viable way,” Jacobs said. “Gresham is in very serviceable condition. But it is also the face of the school. I feel strongly that [the] Gresham [building] should be saved because the decision to dismiss it as unusable … was not a decision made in a fully considerate way.”
David Mitchell, executive director of the Atlanta Preservation Center, a nonprofit that aims to protect and promote the city’s historic properties, said he’s spoken to Galloway and the NPU-A board about the school’s plan. He will stay in touch with the school about its plans “until all parties have ceased discussing how the process will move forward.”
“The Atlanta Preservation Center is going to be focused on a positive outcome,” Mitchell said.
Charlie Galloway, Elliott’s son, said he and two of his three siblings – Fran and Kay – support keeping the building intact, but one, Jeff, is in favor of it being demolished. Fran Galloway confirmed she’s in favor of preserving the building.
In a video posted to the Galloway Forward website, Jeff Galloway said, “It is exciting to know that we will have state-of-the-art [items] in a number of new areas of the school. It is also a little sad because of all the history of this building. But again, Elliott Galloway said it’s not about the facilities. It’s not about a particular thing that we have. It’s about the community of learners supporting one another, and being able to produce something that benefits the community at large.”
Charlie Galloway graduated from high school two years before Galloway opened, but he was one of the volunteers who helped refurbish the Gresham building before the school opened, and, about 10 years later, he taught and coached there for a few years. Charlie Galloway said he was shocked to hear of the school’s plans to demolish the building.
“I’m not against a new 21st-century, high-tech classroom building,” he said, “but not at the expense of destroying this historic, treasured building that is not just a symbol of The Galloway School but of Chastain Park.”
The spirit of Buckhead heads forward. This is the way it has been, and perhaps this is the way it will always be. The spirit of Buckhead points forward. You see it in the way we work, and you see it in the way we play. The reach is always extending further. The search is for excellence and beauty and grace and vibrancy.
We are a community of individuals. We are diverse, we are dynamic, and we are discerning. We are builders. We are connected to one another with a common bond. A common dream. A common quest. Pointing life in one direction. Forward.
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