Nestled atop a gorgeous hilltop on two private, serene acres, this beautiful residence offers the perfect blend of classic Buckhead charm and modern luxury. Originally built in the late 1950s, this quintessential ranch has been completely transformed and expanded over the last decade through a meticulous, multi-million dollar renovation. In its’ 70 years of life, this home has had only two owners. Imagine stepping into a home where every detail has been thoughtfully updated, including all new systems, an added second floor, an expanded footprint, and four new garages.
From the moment you arrive, the property welcomes you with beautifully designed Chippendale entrance gates. A spacious guest motorcourt provides easy access, while a separate, private family motorcourt offers convenience with two kitchen-level garages and even a basketball court for endless fun.
The exterior is a true oasis, masterfully landscaped by John Howard. Picture yourself relaxing by the classic oversized pool, complete with a diving board and convenient pool bathroom and cabana. Level lawns surrounded by lush, English garden perennials offer ample space for play and entertaining. The entire property is fenced and gated, ensuring complete privacy in all directions, further secured by a camera system. Adding to the charm is a delightful barn, perfectly set up for laying hens, alongside a raised bed garden for your homegrown delights. Don’t miss the architecturally designed playhouse – a magical spot for imagination to soar!
Step inside to discover a truly comfortable and inviting family home. The main level boasts four spacious bedrooms, including a peaceful primary suite designed as a true retreat. Unwind with the luxury of separate toilets and closets, and rejuvenate in the oversized steam shower.
The heart of the home is the beautiful kitchen, custom-designed and built by Karpaty Cabinets, open to a cheerful breakfast room. Surrounded by glass on three sides, this space bathes in natural light and offers lovely views of the pool and gardens – the perfect place to start and end your day as a family.
Upstairs, discover a fantastic extension of living space. A private fifth bedroom suite provides comfort for guests or family, while a massive playroom, a built-in playhouse, and a cozy TV-watching area promise hours of enjoyment and relaxation.
The lower level adds incredible practicality, featuring its own separate driveway entrance, two additional garages, and an impressive 1500 square feet of unfinished storage space, brimming with potential.
Located in the heart of the prestigious Paces neighborhood, this home embodies the coveted Buckhead lifestyle. Enjoy the tranquility of rolling topography, dense forests, and secluded properties, all while being less than a mile from Buckhead’s finest schools. You’re even within walking distance of the Westminster campus, offering access to beautiful hiking trails and tennis courts. Crest a nearby hill, and the breathtaking Atlanta skyline reminds you that the conveniences of Buckhead, Midtown, and Downtown are just minutes away.This is more than just a house; it’s a warm, welcoming haven offering an unparalleled quality of life, privacy, and convenience. Come experience the perfect blend of serene estate living and vibrant city access at 3549 Paces Ferry Road.
Driving down many streets in the Paces neighborhood, it would be easy to imagine yourself in the hills of North Georgia. The neighborhood has rolling topography, dense forest, and secluded properties. Then, you crest a hill and see the entire Atlanta skyline peeking above the tree line, a reminder that you are a few minutes from just about anywhere in Buckhead, Midtown, or Downtown! This embodies what Buckhead is really about, a wonderful quality of life combined with the conveniences of a modern city at your doorstep … or front gate.
It is hard to imagine a more warm, inviting home than this hilltop gem in the Paces neighborhood. The forested lot creates a secluded oasis for your family. This sale includes two lots of record: 2167 W Wesley (2.44 acres) with the home and an adjacent parcel at 2425 W Wesley (2.07 acres). The total acreage includes 4.51 acres and you may choose to keep this expansive property to yourself, or the option exists to sell/build a separate home at 2425 W Wesley if desired. These spectacular private lots are located at the “end” of West Wesley, one of the most serene locations in all of Buckhead. Also included is ownership in the 13-acre riverfront nature preserve across the street (see the map below). You and your family will have multiple opportunities to enjoy and explore nature, yet it the home is only minutes from the premier private schools and the best that Buckhead and Vinings have to offer!
The handsome facade is stone and hardcoat stucco. Arched windows and doors combine with the cedar shingle roof to complete the inviting curb appeal.
The backyard includes a level lawn and several outdoor living spaces, including seating areas and gardens. A private patio for the primary suite and an enormous screened living and dining area make the home a perfect blend of indoor/outdoor living.
Details and craftsmanship are found throughout the home. The arched front door leads into the entry foyer, with a study of unique Pecky Cypress paneling on your right. This cozy room includes a wet bar and French doors to the front yard.
The great room features a dramatic vaulted wood ceiling and the first of five fireplaces in the home. From here, you can easily access the formal dining room, the screened porch, or the primary bedroom wing.
The chef’s kitchen features custom white cabinets, black stone counter tops, and stainless steel Dacor appliances. Other highlights include a massive central island, a generous walk-in pantry, and a breakfast area. A beautiful stone 2-sided fireplace has a Scandanavian brick firebox for excellent heat distribution in the kitchen and adjacent keeping room.
The keeping room is a comfy living space that flows easily onto the screened porch in warmer weather. You will surely enjoy this indoor-outdoor space long into the fall with a fire going in the keeping room and the fireplace on the screened porch. The porch includes a generous living area and room for a large dining table.
A mudroom with built-in storage will keep things tidy on the way to-or-from the 3-car garage. A convenient home management office and the primary laundry room complete the service areas of the main floor on the way to the back staircase.
The primary bedroom suite occupies a third of the main level. The large bedroom has access to a private patio and a cozy fireside sitting area. The primary bath includes his and hers walk-in closets, and two separate vanities and water closets on either side of a central double shower.
At the top of the main staircase, you will find a billiard room and a home theater. There are generous closets and storage throughout the home, including large closets and built-in shelving.
The first of four upstairs bedrooms is next to the billiard room. This suite was originally the primary suite. It includes a large bedroom with built-in storage, a large ensuite bath, and one of the largest closets in the house.
Down the hall are two bedrooms that share a Jack-and-Jill bath, and a handy upstairs laundry room.
The upper level of the garage wing features a large bonus/ family room at the top of the back staircase. Highlights of this space include a home office with forest views and built-in book cases.
The fourth bedroom is a bright corner room with a full ensuite bath.
Just across the quiet street is your own private 13-acre nature preserve with walking trails and a gazebo that overlooks the Chattahoochee River. This preserve is jointly owned with 20 other neighbors, and annual dues are less than $400 per year! The 13 acre parcel allows members to walk their dogs, fish, kayak, or simply enjoy the private gazebo. The polo fields are just across the river, and residents can watch the matches from the comfort of their private retreat.
Driving down many streets in the Paces neighborhood, it would be easy to imagine yourself in the hills of North Georgia. The neighborhood has rolling topography, dense forest, and secluded properties. Then, you crest a hill and see the entire Atlanta skyline peeking above the tree line, a reminder that you are a few minutes from just about anywhere in Buckhead, Midtown, or Downtown! This embodies what Buckhead is really about, a wonderful quality of life combined with the conveniences of a modern city at your doorstep … or front gate.
Hey, residents of Buckhead and elsewhere in the city of Atlanta: now is the time to provide your opinion on the city’s tree protection ordinance as officials draft an update to it.
That was the message Tuesday from Trees Atlanta in its report at the Buckhead Council of Neighborhoods virtual meeting titled “Lunch and Learn: What’s Proposed for Atlanta’s New Tree Protection Ordinance?”
According to the city’s website, the Atlanta tree protection ordinance was to be updated in 2021. But after it failed to get support, the Department of City Planning opted to take an incremental stance on revising the ordinance.
The first phase of updates was approved in December 2022 and took effect in April 2023. The second phase is being drafted now, and is expected to be passed in April.
“We’re doing this not [just] because trees are beautiful but because trees are critical to all manners of infrastructure,” said Judy Yi, Trees Atlanta’s director of marketing and outreach. “However, we’re losing trees at an alarming rate. The number of trees for removal has doubled in the last four years.”
Yi was one of three Trees Atlanta employees to speak at the meeting. Trees Atlanta is a nonprofit that defends and improves the city’s urban forest by planting, conserving, and educating.
The city council wants to have a new draft of the ordinance by April 1. The public comment period is Jan. 30 to mid-March. Phase 2 is addressing more issues that developers and tree advocates disagree on.
“What we’re seeing is the tree protection ordinance is really addressing the removal of trees from developments,” Yi said. “[Atlanta is] leading the [metro area] in the number of approved building permits. So we need an ordinance that can protect trees as a natural resource. … We want to protect the natural infrastructure while allowing development to move forward.”
Regarding climate change, she said there’s an urban heat island effect that happens when there are less trees and greenspace. This allows the heat to cause problems such as record high temperatures and people getting heat-related illnesses. She said the areas of the highest urban heat island hotspots are the regions where there are the fewest trees.
The city’s tree canopy loss, according to recent urban tree canopy assessments, was 47.9% in 2008, 47.1% in 2014, 46.5% in 2018, 45% in 2023, and unknown this year.
Yi called Phase 1 “low-hanging fruit” because it had items everyone wanted. They included: planting specifications (soil area and soil volume, spacing of trees), species diversity requirements, tree protection during construction (chain link fencing for front yard), parking lot requirements (16 spaces or more), survival or replanting of replacement trees for the life of a commercial property, removal of invasive vine species required to be counted as saved, site selection for public projects require early review by the city arborists, and a provision of $200,000 to assist with removal of dead, dying or hazardous trees.
The Phase 2 updates will include recompense, tree preservation and density, affordable housing, and the tree trust fund, all key issues that still remain with the ordinance, Yi said.
“Overall, the concepts were addressed, but once we received the final document in January from a neighborhood planning unit, this is where we landed,” she said. “We asked for five changes to the earlier draft. Some made it in the earlier draft and some did not.”
First, the recompense was to be set to $260 per inch. The city got an A- grade for that part. The $260 value was assessed using 2019 costs.
Tree preservation standard and tree density requirements on single-family residential got a B from Trees Atlanta. The organization said this portion is missing a preservation standard for commercial properties, including multi-unit residential properties.
Trees Atlanta gave the city an F for the tree trust fund portion. “We think there are some easy changes to improve it to a C or B, but the changes currently are not preferential to the city,” Yi said. “It could represent an additional $1 million to $1.5 million on staffing alone.”
Trees Atlanta says public trees should be treated the same as private ones in terms of use and fees (the offset format).
Trees Atlanta gave the city an F for the fact that public removal can be “offset” by activities other than planting or payment. Its analysis includes four issues that are missing from the ordinance.
“With the ‘offset,’ we lose parkland but we can’t buy more land,” Trees Atlanta Executive Director Greg Levine said.
The organization gave the city a D grade for the 50% and 100% recompense waivers for affordable housing developments. Its analysis includes three issues still missing from the ordinance.
Trees Atlanta gave the city a C grade for the close gaps in tree protection. This section addresses how the new ordinance doesn’t allow for some of the rules that were in the previous ordinance.
Following the presentation, there was a Q&A in which attendees could type in their questions via the Zoom comments section. However, because the presentation ran a bit long and the meeting was limited to an hour, not all questions were answered then. In a phone interview Wednesday, Levine answered buckhead.com’s question about Buckhead’s tree canopy.
“Buckhead has a higher tree canopy than the overall canopy for Atlanta, but it’s also losing trees at a very rapid rate,” he said. “Through canopy assessments, we know that Buckhead is also amongst the neighborhoods with the highest rate of canopy loss due to large single-family lots being subdivided and/or becoming subdivisions. Many creeks in Buckhead are overflowing their banks, flooding the neighborhoods as a result of the canopy loss and an increase in impervious surfaces caused by development. Buckhead does have a lower amount of parks than the rest of the city, along with the southwest.”
“Also, subdividing larger properties is one of the challenges we’re seeing in Buckhead.”
Levine mentioned a 30-acre property that was owned by Lucinda Bunnen, a photographic artist who died in 2022, could be transformed into a park once the city acquires it. At the Feb. 13 council of neighborhoods meeting, Justin Cutler, commissioner of the Atlanta Parks and Recreation Department, said the city and its public and private partners have raised $10.5 million so far and hope to close on the land in September.
Regarding Phase 2 of the ordinance, residents can submit their opinions on the ordinance by emailing treeordinance@atlantaga.gov, an email address included on the city’s website. Trees Atlanta also recommended resident contact David Zaparanick of the city’s arborist division (dzaparanic@atlantaga.gov and 404-865-8489), Keyetta Holmes, office of the zoning director (kmholmes@atlantaga.gov, 404-330-6145), Department of City Planning Commissioner Jahnee Prince (contact Nicole Jenkins at snjenkins@atlantaga.gov or 404-330-6037), Department of City Planning Deputy Commissioner Janide Sidfall (contact Kina Laster at klaster@atlantaga.gov or 404-546-1965) or the city council (citycouncil.atlantaga.gov/).
This iconic Buckhead estate, aptly named “Evergreen”, is set on a ridge-top lot above the city in the highly sought-after Paces neighborhood. The home, masterfully designed by acclaimed Atlanta architect Bill Harrison, offers close access to dining, shopping, and top-rated schools…all while feeling worlds apart. The grand gated entrance opens to reveal a sprawling front lawn framed by a graceful allée of evergreens guiding you toward the home and serving as a prelude to the elegance that awaits within.
The grounds, spanning 3.7 acres, showcase perfectly manicured lawns, formal gardens, stately mature oaks, a charming potting shed and abundant parking. The backyard is a private oasis, anchored by a stunning pool and complemented by 2 separate pool houses- each with disappearing sliding doors that seamlessly blend indoor and outdoor spaces, and one equipped with a full kitchen, elevating the outdoor living experience to an exceptional level.
Upon entering the domed grand foyer of this 14,000 square foot estate, you will be greeted by meticulously crafted details and soaring 12+ foot ceilings with intricate millwork throughout; the entry hall offers the perfect setting for entertaining on a grand scale. A discreet full wet bar with a service window enhances the home’s capacity for hosting, while French doors open to a sun-drenched terrace and pool area— an ideal space for both intimate gatherings and large celebrations.
The main level includes a spacious family room, an elegant library lined and topped with rich paneling, a formal fireside dining room, and an expansive living room. This home is built for comfort, function, and style, boasting 7 fireplaces! Other amenities include an elevator to all floors, 2 laundry rooms, a 4-car garage, extensive guest parking, and two generators.
The light-filled kitchen is a true culinary haven, fully renovated with marble countertops, Wolf appliances, dual ovens plus a steam oven, dual refrigerators, dual dishwashers, an oversized center island, and a butler’s pantry. The adjoining keeping room opens to a cozy screened porch with a fireplace and overlooking the oasis beyond is perfect for year-round relaxation.
This estate offers two stunning primary suites, including one on the main level, each featuring lavish walk-in showers, soaking tubs, expansive closets, and custom dressing rooms.
In total, the home includes 6 spacious bedrooms, 6 full bathrooms, 6 half baths, and an in-law suite apartment, ensuring ample space and privacy for family and guests alike. The upper level also includes common spaces for relaxing and spending time with family and guests. Every detail of this home has been thoughtfully designed to offer the ultimate in luxury, comfort, and function.
The unique daylight terrace level features its own side entrance and parking area for staff or guests. A grand central hall with 14′ high ceilings is lined with offices and boardroom spaces that can easily be converted to whatever your heart desires. Perfect for a home-based business with staff, this space was previously an indoor basketball court and can easily be converted to a golf simulator, bowling alley, indoor sport court or all of the above!
At the far end end is a large window-lined room with a full kitchen, storage, and bedroom with private outdoor access – perfect for extended family, an au pair or live in staff. A separate recreation room with a bar would be the perfect spot for an incredible media room!
With a setting beyond compare and a home like no other, this is an incredible value opportunity for the next owner to make it their own.
Driving down many streets in the Paces neighborhood, it would be easy to imagine yourself in the hills of North Georgia. The neighborhood has rolling topography, dense forest, and secluded properties. Then, you crest a hill and see the entire Atlanta skyline peeking above the tree line, a reminder that you are a few minutes from just about anywhere in Buckhead, Midtown, or Downtown! This embodies what Buckhead is really about, a wonderful quality of life combined with the conveniences of a modern city at your doorstep … or front gate.
This spacious townhome in a quiet, gated community is a convenient way to enjoy all that Buckhead has to offer. Located in the desirable Paces neighborhood, The Paces West community is walking distance to restaurants including Blue Ridge Grill, Houston’s, the OK Cafe, Goldbergs, and Starbucks, shopping, and medical centers, plus you are a short drive to Buckhead Village, Vinings, and The Battery. The finest schools in Buckhead are around the corner, and you enjoy convenient access to I-75.
A cozy front patio and bright entry foyer provide access to a private fireside study. This comfortable room makes a great home office or quiet sitting room. The open-concept living and dining room, plus a beverage bar with a wine fridge, offer space for relaxing and entertaining. Electric window shades throughout the main level are conveniently operated by remote control. Glass doors lead onto the large deck overlooking the private drive. The deck has plenty of room for a sitting area and outdoor dining.
Custom white cabinetry surrounds a massive central island in the open kitchen. Professional stainless steel appliances and tons of storage provide function beyond what you might expect. Storage options include a spacious pantry, a large appliance closet with pull-out drawers, and a large window seat with integrated drawers, plus a hidden storage area for your valuables.
The primary suite occupies half of the upper level. An oversized bedroom includes space for a king-size bed and a seating area. The ensuite primary bath features double vanities, separate tub and shower, and a huge walk-in closet.
Two additional bedrooms are also on the upper level, as well as a full bath and a generous laundry room.
The lower level includes a family room and a 2-car garage. The garage includes multiple closets, built-in cabinets, and space for a workbench.
Residents of Paces West enjoy 8 park-like acres in Buckhead’s Paces neighborhood. Amenities include a pool with pool house and an active neighborhood association. 24-hour security and gated entrances provide security and peace of mind.
A 30-acre property in northwest Buckhead with a unique history could be preserved as a natural greenspace, but a funding gap exists to conserve it as the purchase deadline quickly approaches. According to an article written by The Conservation Fund and published through Livable Buckhead, efforts are underway to purchase and preserve the heavily wooded property, which includes a portion of Little Nancy Creek, located at 3910 Randall Mill Road. However, several million dollars are still needed to complete the sale and preserve the property from future development.
The article notes The Conservation Fund — a national organization which aims to conserve properties with “ecological, historic and/or cultural significance” — has negotiated a sale price of $13.5 million for what has been dubbed the “Bunnen” property. The City of Atlanta has pledged $5 million in funding along with a private donation of $5 million, leaving a $3.5 million gap to secure the property before the contractual period ends in September. Livable Buckhead and The Conservation Fund are currently seeking donations to erase the funding gap to preserve the property.
“If we cannot reach our goal in time, this forest will be lost to development forever,” The Conservation Fund states. “Your support will ensure this treasured forest is permanently protected and preserved as greenspace for generations to come!”
The Conservation Fund declined comment for The Buckhead Paper’s story due to the Bunnen property being under contract. The City of Atlanta’s Parks and Recreation Department also declined comment. A spokesperson for the department said in an email the city would reconsider providing more information “if/when the purchase is realized.”
The Conservation Fund article states the property includes 95-percent tree canopy coverage, and it is “the only property of size identified in Buckhead that still has mature tree canopy but is unprotected.” It adds the property is “in an area of park need” in which there are no other “sizeable” greenspaces within approximately 20 square miles of its location. Chastain Park, Atlanta Memorial Park and Standing Peachtree Park are located at or near a 20-mile circumference around the site.
The Bunnen property takes its namesake from its former owner, Lucinda Bunnen, an artist, collector and philanthropist. Bunnen, who died in 2022, is referred as the “Godmother of Southern Photography.” She discovered a love and a talent for photography career at the age of 40, while on a family trip to Peru to celebrate her birthday. She went on to become a renowned photographer. In 1973 she and others founded Nexus, Atlanta’s first photography gallery highlighting new works by emerging photographers, according to the High. She later established the Bunnen Collection at the High Museum of Art, “a world class holding meant to establish the High as one of the nation’s premiere collecting institutions for contemporary photography and to provide Atlanta with an inspirational resource.”
The Conservation Fund notes Bunnen purchased the wooded properties near her home on Randall Mill Road over the course of 50 years, effectively creating an “ecological gem and inspirational landscape.” The property includes two miles of walking trails, “countless species of native flora and fauna and a portion of Little Nancy Creek, The Conservation Fund notes. The group adds Atlanta’s Department of Parks and Recreation is “anxious to conserve Lucinda’s legacy through the protection of her home and this incredible forest.”
Livable Buckhead is currently accepting donations to fund the $3.5 million shortfall for the property’s purchase. Those interested in donating can visit liveablebuckhead.com and make a donation through its portal by selecting “Bunnen Property Project” on the dropdown “select an initiative” list.
The future has been in question this year for one of Buckhead’s most historically rich sites, the Paces Ferry United Methodist Church and adjacent Pleasant Hill Cemetery. Paces Ferry UMC, founded in 1877, shuttered its doors permanently in March and was subsequently sold. The cemetery, which predates the church building, was not included in the sale, but its operational status was left in question.
However, a group of residents recently formed a nonprofit organization to preserve Pleasant Hill Cemetery. Now with the property’s deed in hand, they are looking to its future.
Hank Koppelman, who served for nearly 15 years on the Paces Ferry UMC’s board, helped spearhead the creation of the 501c13 nonprofit — Pleasant Hill Cemetery Association at Paces Ferry, Inc. — which will operate the historic cemetery. The association recently received the cemetery’s deed from the North Georgia Conference of the United Methodist Church, allowing the group to “get to work.”
The association has set out with two major initiatives — improve the cemetery and connect with the living descendants of those buried there.
“There are a lot of people buried in the cemetery we think are related to people who are still alive,” Koppelman said. “Some gravesites have flowers on them on a regular basis, but we have no way of contacting these people. With our new association, we are looking for families to join us as volunteers, maybe even contributors.”
Koppelman said the cemetery association is planning on mailing letters to the believed descendants, but not all these addresses are verified. The association hopes more families will reach out to the newly formed group to connect the past with the present and improve the site.
Those who have family members buried at the site, or who want to volunteer with the association, can use the association’s new website, PleasantHillPacesCemetery.com. Physical mail can also be sent to the cemetery at 3612 Paces Ferry Road, Atlanta, Georgia, 30327.
“There’s a lot of history in that little cemetery, and we’d like to get out the word more,” Koppelman said. “We’ve had a number of tours of the church and cemetery, and every year we do a Wreaths Across America event placing wreaths on gravesites. There’s lots of activities, but there are also a number of things we need, like signage and to clean up some of the gravesites. There’s a lot of manual labor that needs to be involved.”
Koppelman and the association are hoping these plans will help preserve the historic site for future generations.
“When the church closed, there were a number of us who were members of the church who wanted to continue working with the cemetery,” he said. “I think a number of us are relieved to get the deed. It took a while to get through the hierarchy of the North Georgia Conference. We have an active board, and we are anxious to get to work.”
Among the believed 181 gravesites are 11 veterans dating from the Civil War to the Vietnam War. Among them is William Brown, a Confederate soldier who donated the land for the cemetery and Paces Ferry UMC. In 2020, the cemetery was professionally studied with 19 potential unmarked gravesites identified. Those unmarked graves are now marked with wood slabs.
The cemetery’s new operating group has started its next steps as the adjacent historic church looks to its next era under new ownership.
Citing low attendance, Paces Ferry UMC held its last service in March, ending more than a century of it serving as a gathering place and spiritual home for those in Buckhead. While services have ended indefinitely, the church and fellowship hall could soon again serve as a community hub.
A group of investors purchased the church and fellowship hall property earlier this summer. The group plans to honor William Brown’s original intent when he donated the site in the late 19th century to “promote [Christ’s] heritage on Earth.” Additionally, the group said it will repair the church while retaining its original character.
The church’s new ownership group has floated the possibility of using the historic building to host Bible studies and as a potential hub for student ministries.
Paces Ferry United Methodist Church has been an integral part of the Paces neighborhood in Buckhead for 147 Years. Earlier this year, news of the church closing and the land going on the market raised alarms among neighbors. Residents feared the worst for the property in this age of tear-downs and redevelopment, but a local group of investors has stepped in to save the day.
The land where Paces Ferry UMC stands was donated in 1877 by a local farmer named William Brown. The church building was completed in 1896. The neighboring cemetery predates the church, and the property also includes one of Atlanta’s oldest trees; a post oak tree that dates back to circa 1730. The cemetery houses civil war veterans and other community residents, including William Brown himself.
The church was saved from closing a few times over the years, but UMC leadership decided to close the church for good in 2023. The small congregation was sad to see the church close, but the financial reality of the dwindling membership finally caught up to the small church.
We spoke to the immediate past president of the Paces Civic Association, Susan Kreuer. She said only one thing went through her mind when she heard the church was closing and the land would be sold: “Sadness.”
Kreuer was particularly saddened because the sanctuary is one of the oldest in Atlanta in continuous use. “There are many congregations that well predated [Paces Ferry UMC], but those other congregations build new buildings. They may have had a fire and had to rebuild, or they expanded this sort of thing. But that building hasn’t changed a lick over the years.” She continued, “I was struck by immense sadness on Palm Sunday this past April to think that it was the last Sunday that sanctuary might be in use.”
Buckhead real estate broker and Paces resident Ben Hirsh said, “When the news came out that the church was going to be sold, I got calls almost daily for several weeks from both concerned people in the community as well as potential buyers. The buyers had a range of visions for the property, from preservation to the bizarre. One was interested in converting the interior to a personal golf simulator; another wanted to replace the front entrance with a large steel window and paint the building black to give it a ‘Scandinavian vibe.'”
Paces resident Hamilton “Ham” Powell is one of the individuals who came together to purchase the church property. Powell described his excitement when researching the property. “We had such a moment when we found the original deed of the church. [William Brown] granted the property for a very specific purpose, and we found the original handwritten deed.”
In the handwritten deed, Mr. Brown states that the property is donated, “…for and in consideration of the love I bear for the cause of Christ and for earnest desire to promote his heritage on Earth.” Powell and his team took this to heart. “In many ways, we wanted to honor William Brown’s legacy from almost 150 years ago and utilize that property for his original intention. And so that’s really, I think, the genesis of the project.”
Powell is personally very familiar with Paces Ferry UMC. “I’m a native Atlantan, born and raised around here, went to Lovett growing up, and drove by that church every single day for however many years,” said Powell.
He and his wife were interested in a location that could house student Bible studies. They felt that the Paces Ferry UMC building would be perfect, given the proximity to many of Atlanta’s schools. “We always felt like that would be a great spot for hosting student small groups. We were fortunate to have a handful of other like-minded families that felt similar, and so decided to all kind of pitch in and purchase the building for that purpose.”
Powell serves on the board of the student ministry KLIFE. He says his team will “likely work with some student ministries, and we’re currently in the process of having those conversations and figuring out who we want to be working with.” The investors didn’t want to miss out on the property while they were working out their affiliations. “Given the timeline, we wanted to secure the property, and didn’t want to have to wait on a building,” said Powell.
Although the building is almost 150 years old, Powell says it will not require any major construction improvements. His team intends to do some light repair work while keeping the building as original as possible. “We think that the building has just so much character, has so much history, we want to make sure we do everything we can to preserve and honor that”
The Paces community is happy to know that the historic building is in such reverent hands. Ben Hirsh says, “The group of individuals led by Ham Powell that came together to save this building is a win for the community. Nearly everyone wants to preserve the past, but very few are willing to put their money where their mouth is. They have the right vision and intention for this property, and I think it is great that they are continuing the Christian mission for which it was dedicated 147 years ago.”
Susan Keuer said when she heard that Hamilton Powell was involved, “I heaved a giant sigh of relief because I know him to be nothing less than a stellar stand-up individual.” When she found out who the investors were and what they were planning to do with the building, she knew she wouldn’t have to worry. “My shoulders relaxed and my heart was filled with joy,” said Kreuer.
Powell said, “Having driven by that church everyday, probably from the seventh grade on, it’s great to know that it’s in good hands and will be again used for that original intention.”
One of Buckhead’s oldest churches has closed permanently.
Paces Ferry United Methodist Church, which is located at 3612 Paces Ferry Road and was founded in 1877, held its last service on March 24. Its board of directors decided to close the church about a month before its final service after analyzing its revenue, said Hank Koppelman, the board’s chair.
“I think the simplest answer is we ran out of people,” he said when asked why the church decided to close. “Declining attendance, declining membership, and as a result of that, declining revenue. It brought us to the point where there really was no choice but to close.”
Koppelman, who had been a member since 2009 or 2010, said the church had nearly 25 members when it closed, about 10 less than a year earlier. Some of its biggest donors had moved away, heavily impacting its revenue.
In October 2018, the church was going to close after its lay minister, Steve Unti, announced he would retire at year’s end after spending 18 years in that role. As a result, the North Georgia Conference of the United Methodist Church, the church’s parent organization, chose to close it instead of hiring a new minister to take Unti’s place.
But after members objected to that decision and the local media reported on the closure, the North Georgia Conference changed its mind and allowed the church to stay open by having the minister of a nearby church, Collins Memorial UMC, also serve as its minister.
At that time, the church was financially stable, members said, so they were able to convince the North Georgia Conference to keep it open. Back then the church had about 30 members and about 30 “friends,” residents living nearby who supported the church financially and by helping with duties such as landscaping or maintenance.
But this time around, the church’s financial situation forced it to close. Jeannette McCain, 85, a lifelong member of the church, said after Unti retired, it lost some members who are his friends. Also, she added, some of its young members left, seeking larger churches with big music programs and bands.
“But there was a lot of love in that church, a lot of love,” McCain said.
The church’s building was completed in 1896 and the Pleasant Hill Cemetery next to it on the church property predates it, bearing the church’s original name, Pleasant Hill Methodist. The cemetery includes the graves of Civil War soldiers who died in a nearby battle. It also holds the grave of William Brown, who donated the land for the church, according to a historic marker outside the church’s doors erected by the Thomas Johnson chapter of the National Society of Colonial Dames XVIII Century.
The church also housed a school, Pleasant Hill Private Academy, which was led by Ida Williams, the woman for whom the Buckhead Library was named.
Days after the church closed, a “For Sale” sign was posted in front of it. But only the portion of the property containing the church and fellowship hall is for sale, for $500,000. The cemetery will remain as a separate parcel, and an organization, the Pleasant Hill Cemetery Association at Paces Ferry Inc., was established to maintain it. Also, Methuselah, the property’s post oak tree that dates back to circa 1730 and stands in front of the church, will continue to be cared for by master arborist Chris Hastings.
David Mitchell, executive director of the Atlanta Preservation Center, a nonprofit that aims to protect and promote the city’s historic properties, said he had not heard about the church’s closure.
“You can create active infill and do something thoughtful to the neighborhood,” he said of possible future uses for the church property. “Obviously, we would want to be proactive and see the historic fabric preserved. But we want to make sure the church building is preserved.”
Marie Macadam, a member since 2010, said she hopes the association can one day add a map to the cemetery to identify where each person’s plot is located.
“It’s sad,” she said of the church’s closure. “The good thing is … the money that people had donated specifically for the capital account used to improve the church versus operations, those people can rest assured that those funds have been transferred to maintain the cemetery and not [to] the general United Methodist Church.”
Koppelman said the church’s funds in its operating account will go back to the North Georgia Conference as part of its closure process.
Harriet Adams, a member since 2017, said “it breaks my heart” to see the church close.
“It is a historical jewel box in our Paces neighborhood,” she said in an email. “It is the only place I know that has one of the oldest churches in Buckhead (1877), a historic cemetery (1876) with 12 veterans from the Civil War to Vietnam and the oldest oak tree in the Atlanta area (1730).
“Having this capsule of time in our backyard is a reminder of who we are and where we came from and ALL the sacrifices made by so many for today’s freedoms. Having a place like Paces Ferry United Methodist Church in our neighborhood is a reminder to future generations of past battles fought and Atlanta pioneers with namesakes that we are familiar with today. It anchors us to our past which builds patriotism and pride in our country.”
Because the city of Atlanta has zoned the church property as R-1 (single-family residential), which requires any new home to be built on at least two acres of land, it would likely require a variance to house a structure other than a church there. According to several real estate websites, the church property is 0.69 acres, not large enough for a new home to be developed.
Sybil Davidson, a spokeswoman for the North Georgia Conference, did not immediately have an answer to Buckhead.com’s question about whether or not the organization would encourage other church congregations to buy Paces Ferry UMC’s building, but she did provide general information on church closures.
“A church closing is always painful,” she said. “In circumstances where there is declining membership and available funds don’t allow for a church to be sustained, our denomination has guidelines in place to direct the congregation and conference leadership through the process of closing the property and moving the membership to another United Methodist Church.”
In general, a closed church’s property would be assessed, including its facilities and “its surrounding community,” to determine if it could be potentially used in the future for ministry, Davidson said. She added that if the property is sold, the funds would “go toward starting new ministries to reach new people or toward innovative mission and ministry in existing churches.”
“Such funds have been deployed to new churches, digital ministry, food banks and feeding ministries and community engagement, just to name a few areas,” Davidson said.
Koppelman, whose family “fell in love with the church” after driving by it many times, and McCain said they hope another church can take Paces Ferry UMC’s place.
“I would love to see another church come in there and continue using the building for what it was built to provide,” Koppelman said.
McCain added, “She’ll rise again. At one time my mother and I were the only ones going to that church, and it rose again then.”
Picture perfect Buckhead home in the Paces Neighborhood just moments away from the very best Buckhead schools is nestled on over 2.33 acres of mature forest providing a picturesque haven for nature enthusiasts who covet their privacy and space. The double driveways and generous setback from the street perfectly frame the New England-style architecture simply dripping with charm.
The well-designed floorplan caters to those desiring a main level primary bedroom suite and expansive living spaces.
Automotive enthusiasts will be thrilled to find the rare combination of an attached 3-car garage AND a detached 6-car garage featuring a dedicated workshop, half bath and a finished level of living space below.
The interior embraces the sought after rustic charm balanced with modern style. Immaculately preserved original hardwood floors and brick flooring, natural wood beamed ceilings, and stone fireplace surrounds contribute warmth and character throughout. High vaulted ceilings and steel windows along the back add a touch of modern design.
The spacious kitchen is adorned with herringbone-patterned brick floors and features all white cabinets, beautiful stone counters, a central island that comfortably seats four, top line appliances, and a sunny eat-in breakfast room. Glass front display cabinets provide the perfect showcase for cookbooks, formal china and heirloom collections, creating a culinary haven that is both functional and beautiful.
An all-season light-drenched sunroom encased in steel windows will delight bird-watching enthusiasts. Just off the kitchen, it overlooks the outdoor stone patio, seasonal gardens and the verdant forest beyond.
Friends and family will automatically gravitate to the family room to watch the team win or participate in a fun game night. This spacious room also has high vaulted ceilings, a fireplace, built-ins and windows on three sides.
A separate grand great room also features windows on three sides, a reclaimed wood beamed vaulted ceiling and a fireplace. French doors lead out onto the courtyard and gardens, offering views of the surrounding landscape on all sides. Built-in glass enclosed bookshelves make this space a haven for avid readers and book collectors.
A reception room connects the grand room to the formal living room. This and the formal dining room, each with stately fireplaces, provide elegant surroundings for sophisticated gatherings and spreading holiday cheer.
Also on the main level is the primary bedroom suite which (again) features a beamed vaulted ceiling and fireplace that enhances the relaxing ambiance. The bathroom renovation and expansion was inspired by a classic historic palette and finishes, but features modern conveniences such as an oversized shower, his and hers separate vanities, a separate cosmetic vanity, whirlpool tub and extensive built in cabinets. Two half baths and a full laundry room round out the convenient main level living spaces.
Upstairs are 3 bedrooms, 2 full baths and at the top of the stairs is a multi-purpose room which could serve as a home office, den or study. A large separate closet tucked away serves as extra storage space or home office. A full staircase provides easy access to the attic level.
A small portion of the terrace level in the main home is finished into an office space or play room. The space features a wall of windows and door to the sideyard.
A short stroll down a scenic finished path is the detached garage with it’s own separate driveway. Designed by Harrison Design and built in 2005, this is a massive space that can easily accommodate 6 or more vehicles. Below is a full sized finished area that can be converted to a separate apartment, gym, or anything else you can imagine! This fully air conditioned space can easily be adapted to your own hobbies or re-purposed as a plush guest house for the in-laws!
Driving down many streets in the Paces neighborhood, it would be easy to imagine yourself in the hills of North Georgia. The neighborhood has rolling topography, dense forest, and secluded properties. Then, you crest a hill and see the entire Atlanta skyline peeking above the tree line, a reminder that you are a few minutes from just about anywhere in Buckhead, Midtown, or Downtown! This embodies what Buckhead is really about, a wonderful quality of life combined with the conveniences of a modern city at your doorstep … or front gate.
This hilltop lot is the best value in Buckhead with over 4 acres and 400 feet wide! The setting is very private with views of a pristine hardwood forest in the rear. Prior home has been cleared and a conceptual site plan by Land Plus has been developed to take advantage of the beautiful views while delivering on every possible feature: a perfectly situated hilltop home, gardens, pool house, sport court and more!
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.
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.
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.
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.”
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.
Buckhead is set to soon be home to the first Chattahoochee River public access point owned by the City of Atlanta. The East Palisades Trail in Whitewater Creek also provides public river access in the Chattahoochee River National Recreation Area.
Mayor Andre Dickens and officials from the Trust for Public Land, which is spearheading efforts to create 100 miles of trails and parks along the river, held a groundbreaking ceremony Nov. 2 at Standing Peachtree Park to mark the future park amenities and access point, which are slated to open in 2024.
Standing Peachtree Park, located off Ridgewood Road NW in west Buckhead, will receive a host of upgrades, in addition to serving as Atlanta’s first city-owned public access point along the major waterway.
The Nov. 2 groundbreaking ceremonially kicked off the construction of a new accessible kayak launch, an ADA-accessible pathway to the river, regrading of the access road on the site, and woodland restoration.
“Standing Peachtree is a great amenity for residences there, and this project will highlight the site and bring to the forefront access to the river,” Christine Hassell, Chattahoochee program project manager with the Trust for Public Land, said.
The kayak launch site will be along Peachtree Creek, Hassall said, allowing kayakers and others to acclimate to the water before the creek quickly meets the Chattahoochee.
“Right now if you want to kayak, you have to navigate a pretty rough, rutted, dirty and muddy road all the way down to the confluence of Peachtree Creek and the [Chattahoochee],” she said. “It’s quite a haul. And depending on the water level, you might have to navigate some steep, rocky grade to get into the water.”
The upgrades proposed for the project will bring the launch point closer to Standing Peachtree’s parking area, and the gravel pathways will be compacted and graded to ADA requirements, “so everyone can get access to the river,” Hassall said.
The city and Trust plan to cut the ribbon on the park’s upgrades, and thus open the Hooch to residents, in late summer or fall of 2024.
Other amenities could be coming further down the pipeline, Hassall added. The Trust for Public Land is also exploring a potential trail directly to the Chattahoochee River and repaving the park’s road.
The Chattahoochee River is a staple of the Atlanta area and far beyond. Following decades-long efforts to clean up the river, Mayor Andre Dickens highlighted the significance of the city’s first public access point in Buckhead.
“In my first State of City address, we announced that we’re taking the city to the river, and with this acquisition we’re providing the vibrant parkland that Atlanta deserves,” Dickens said. “We’ve come a long way from a river that used to be a public health threat to recognizing the Chattahoochee River as a special gift that has been given to us.”
George Dusenbury, Georgia state director with the Trust for Public Land, said the groundbreaking at Standing Peachtree “marks a huge step forward in providing connectivity to one of the region’s most popular and significant natural spaces.” Dusenbury also credited public and private partnerships in bringing the access point to fruition.
As the public begins to access the Chattahoochee outside of multiple parks in the Chattahoochee River National Recreation Area, Hassall said work continues to change the “image problem” of the river.
“The Chattahoochee Riverkeeper has done so much work along the river for years, really setting standards, addressing pollution, keeping the river as clean as possible and monitoring [water] quality,” she said. “The health of residents and the health of the river is not something any of us take lightly. The river is a lovely amenity. It’s clean. And the Riverkeeper can notify us when it’s necessary to get out of the river for water quality issues.”
Buckhead’s access point is part of the Chattahoochee Riverlands project envisioned by the Trust for Public Land, a national nonprofit organization aiming to provide parks and protect greenspaces. The Riverlands project includes proposed parks, river access points, trails, and points of access along 100 miles of the Chattahoochee beginning near Lake Lanier in Gwinnett County, and following the river south through Metro Atlanta to Chattahoochee Bend State Park near Newnan.
The Standing Peachtree Greenspace access point will serve as the northernmost section of the Camp+Paddle Trail portion of the Riverlands project. The 48-mile section of the Riverlands project includes the Buckhead access point, camping at Fulton County’s Buzzard Roost Island — which will only be accessible by kayak — along with camping at Campbellton Park in Chattahoochee Hills and a new overnight site in Chattahoochee Hills. The Camp+Paddle Trail ends at McIntosh Reserve in Carroll County. The Riverlands states this project will allow park goers four days and three nights camping and paddling along the river.
Property assessment notices hit Buckhead mailboxes in June, and many homeowners were surprised by what they found. One of our readers had the taxable value of their home more than double to over $18 million! To get a better understanding of the process, Buckhead.com sat down with the Chief Appraiser of Fulton County as well as an attorney who specializes in property tax appeals. Read on for more information on how the process works and click here to search for your assessment online.
The average home in Fulton County saw a 15% increase in value in 2023, and assessed values went up 12% on average in the City of Atlanta compared to 2022, according to the Fulton County Tax Assessor. Despite the increase in average assessed property values, Fulton County Chief Appraiser Roderick Conley told us that 2023 is not considered a “catch-up” year.
Conley explained that numerous factors affect a property’s assessed value. “A combination of property characteristics, such as year built, square footage, bathroom count, and story height, along with the market, but it’s the market as of January 1 of the tax year.” The last part of his statement is important- the assessed value is based on the market and other factors during the PREVIOUS year. Any market fluctuation during the first half of 2023 would not have a bearing on this year’s assessments.
Jacoby Elrod, tax appeal consultant with Campbell & Brannon, notes that this is one reason some homeowners may not agree with their assessment. “Some people might argue that the market has softened a bit [in 2023]. But while inventory was low [in 2022], sales were still pretty strong in general.” Elrod continues, “And so when we’re looking at 2023 values, the county’s using 2022 sales comps. The way that process works is not the most responsive, maybe to the market, since it’s using the previous year’s data. It’s not going to respond to this spring’s market trends, for instance.”
Elrod said that higher than expected assessments seem to be more common in 2023. “We see that every year with some properties that will increase three and even four times, but it seems like this year, it’s just been a bit more widespread. It just seems to be hitting people harder than they expected, and maybe than it did in the last couple of years.”
Sometimes a home’s value may jump dramatically from one year to the next for good reason. If an assessment appeal is taken before the Board of Equalization, the assessed value is frozen for that year and the following two years under the 299C provision, regardless of the ruling on the appeal. 299C is the area of the state code that provides for the three-year property value freeze.
Once that value freeze has expired, Chief Appraiser Conley explains, the homeowner may be surprised the following year. “After that period of time has expired, that value comes off. It’s not an appreciation of that one year from year-to-year, it is actually a culmination of those three years.”
Remodeling, finishing a basement, or building additional square feet can also add to a property’s value. Mr. Conely and his team use mass appraisal techniques to value each property annually, and they try to complete a detailed review every three years to confirm the condition, square footage, etc., and synchronize the value with the market.
A home’s purchase price may be considered the market value the year following a sale, but that is not necessarily the case. Conley says, “You do have the ability to seek the transaction value. For example, if your property sold in 2022, [the appraised value may be] the transaction value or no higher than the transaction value for that following year.” Any remodeling or additions that are completed before the year’s end can cause the appraised value to be higher than the purchase price. Elrod says the county is not required to use the sale price as the assessed value, “But they can increase it to that, as long as they’re also increasing comparable properties in the neighborhood within a reasonable value and keeping uniformity of assessments.”
Elrod finds it difficult to make broad conclusions about how assessments typically turn out. “I’ve seen a few increases that are big, but are supported. But then I’ve also seen a lot of increases that are large and are just not supported by any data or the market.”
Buckhead business leader Robin Loudermilk received a surprising assessment this year for his home along West Paces Ferry Road. The property, known as Villa Juanita, was last purchased in 2016 for $7.2 million. The assessed value has hovered around that price each year since the sale, including a value freeze at $7.2 million for 2020-2022. Mr. Loudermilk was “shocked and bewildered” to find his property assessed for $18,097,200 in 2023. Loudermilk said the price was “at least double what I thought it would be.”
Villa Juanita was professionally appraised twice within the past eight months for $9.75 million. With two appraisals in hand, Loudermilk says “We’re already in the appeal process, and we’ll see how it comes down.”
The most expensive home sale in Atlanta’s history, $18.1 million in 2021, is in the same neighborhood. Oddly enough, that record-setting home’s value was just over $9.5 million in 2023, according to the Fulton County Board of Assessors.
Chief Appraiser Conley emphasizes the importance of the appeal process in situations where the market appears to be significantly undervaluing or overvaluing a home. “That’s why the appeals process is so good. When someone may think we’re incorrect, whether it’s the characteristics or just the overall evaluation, you bring those things to our attention and we’ll take a look at it.” Conley and his staff want to make sure they have the correct data for accurate assessments. “There’s are lot of benefits of bringing those things to our attention. We want to make sure that the information in the data is correct, as relates to the characteristics. Then we can have a discussion as to the fair assessment of the value.”
The appeal process begins by visiting the Fulton County Assessor’s Office online. The deadline for 2023 appeals is July 24, 2023. While a homeowner can go through the appeal process on their own, there are benefits to hiring a professional like Jacoby Elrod and his colleagues at Campbell & Brannon. Even though most of the information you need for your appeal is public record, Elrod and his firm pay for additional information, such as FMLS data, that most folks don’t have access to. Elrod adds, “From my experience, the benefit of having a professional [file the appeal], or at least assist, is just knowing what to present, and how to be efficient with it.” The homeowner only gets a 10 minute hearing before the Board of Equalization (BOE), so it is definitely helpful to know exactly what to say!
Many homeowners think that simply filing an appeal grants a value freeze under the 299C provision, but the home’s value is not frozen automatically. Elrod says he perennially fields calls from frustrated homeowners who thought their value had been frozen. “They appealed the previous year, they were successful, and thought they were going to have a freeze, but it turns out, they just accepted the county’s initial value. And that did not freeze the value.”
As long as the appeal goes to the BOE, whether you win or lose, the value of your property is frozen for three years. Elrod says the homeowner can attend the BOE hearing, or simply respond to the BOE’s letter in the appropriate manner to initiate the value freeze. When you receive a notification from the BOE containing a hearing schedule, and you believe your property’s value is reasonable, reach out to the county appraiser requesting a value agreement. Make sure the value agreement mentions the 299C provision before you sign it, and your value freeze will apply.
Chief Appraiser Conley adds, “The 299c provision can also be applied should the appeal be resolved informally with staff prior to forwarding the appeal to BOE.”
Elrod says many taxpayers across the state appeal their assessment every three years just to have the value frozen because “that gives the homeowner a bit more knowledge and more stability knowing what their taxes are going be based on in the two years following appeal.”
That doesn’t mean that every homeowner should file an appeal. There is a chance your property value could go up if the county doesn’t have current data about square footage or other improvements on your property. County appraisers do not have the right to enter your home for an inspection, but they can walk the property to take measurements and inspect your home.
The county has 180 days to respond to an appeal according to the state code. Fulton county receives so many appeals that they are often granted an extension period. The Board of Equalization begins scheduling hearings in the early fall, and hearing dates may run into spring of next year.
Elrod describes what to expect while a homeowner is waiting for their appeal to be heard, “While the property is under appeal consideration, the default is for the temporary tax bill to be sent out. That’s also known as an “85% bill,” because it’s based on 85% of the current year’s total value, or 100% of the previous year’s total value. So essentially, the county is trying to provide some relief, in case there was a giant increase. For instance, they would use last year’s bill, just to keep the homeowner from being liable for a big bill they weren’t expecting right now. And then once the appeal is complete, the county would issue a revised final bill for any remaining amount to you. Or they would issue a refund check, like a lump sum refund.”
Time is of the essence when it comes to appealing your property value assessment. Elrod emphasizes, “The most important thing if you’re considering appeal, is probably just go ahead and get an appeal filed while the appeal window is open. Because if you miss that deadline, the county will not work with you. A taxpayer can always file an appeal on their own behalf at first, and then hire a firm like ours or another tax rep to come in and represent them later down the road if they feel like that is necessary.”
Homeowners are also advised to double check the homestead exemption on their assessment letter. Make sure your homestead exemption is listed on your notice, and confirm that the amount has been calculated correctly.
If you are interested in professional assistance with filing an appeal, Cambbell & Brannon charges a $500 administrative fee to handle your appeal, plus a 25% contingency on the first year’s tax savings. This covers all filings, valuations, and correspondence with the county, plus representation before the Board of Equalization. The contingency only applies to any savings during the first tax year, and the homeowner does not pay additional fees for subsequent years of the value freeze.
The middle school dance. A mix of awkwardness, nervousness, and hesitation permeate the air. Students dressed in their finest attire stand in clusters, attempting to hide a blend of excitement and trepidation. Who will make the first move? Hesitant feet shuffle on the dance floor, as unsure steps seek to find their rhythm.
The Buckhead real estate market in 2023 is not unlike that middle school dance, as buyers and sellers consider their options. While our market (and the Atlanta market overall) is one of the strongest in the country, the dramatic rise in mortgage rates has put many on the sidelines.
In the first half of this year, the number of single family homes sold dropped 42.5% to 274 homes sold vs 475 in the same period last year. While it is natural to see this kind of fluctuation as a lack of demand from buyers, the decline is being driven equally by seller hesitation. Prices increased by 6.9% over the same period, underscoring the opposing market pressures. Click here to see the top 10 home sales so far this year.
Comparing the first half of 2023 to the first half of 2022, here are the year-over-year percentage changes for the given data:
Single Family Homes:
Condo/Townhomes:
| 1st Half 2022 | 1st Half 2023 | ||
| Single Family Homes | Total Sold | 475 | 274 |
| Average Sale Price | $1,487,281 | $1,590,773 | |
| Average Days On Market | 40 | 56 | |
| Condo/ Townhomes | Total Sold | 787 | 461 |
| Average Price | $498,028 | $473,179 | |
| Average Days On Market | 41 | 49 | |
The high-end luxury market in Buckhead is showing plenty of resilience despite the market fluctuations. While the majority of homes under $4 million involve mortgages, 80% of the homes at $4 million and above are paid for in cash. This insulates these buyers from interest rate shocks and is part of the reason that the upper end of the Buckhead market is outperforming the rest.
Eight of the ten sales below were cash deals and two of the sales were off-market deals. Click here to read my mid-year market update. The market stats may surprise you!
The Loudermilk Estate that I sold in February is still the #1 sale of 2023 but the top ten Buckhead home sales list for the first half of 2023 is packed with beautiful homes!
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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