Tucked away at the end of a quiet cul-de-sac, this gated 2-acre estate offers an extraordinary combination of privacy, elegance, and resort-style living. Shielded from view by mature trees and lush landscaping, the home feels like a hidden retreat. The entire rear of the property opens to serene views of a sparkling pool, private tennis court, and beautifully landscaped grounds.
Enter through a dramatic two-story foyer that stretches from the front of the home to the back, creating a grand sense of arrival. Oversized formal living and dining rooms with exquisite crown molding flank the entrance, while rich hardwood floors flow seamlessly throughout the main and upper levels.
The heart of the home is the stunning kitchen and keeping room—designed for both culinary mastery and casual gatherings. A large island anchors the space, surrounded by top-of-the-line Miele, Wolf, and Sub-Zero appliances. Elegant stone flooring and countertops add a soft, sophisticated touch, while a large fireplace brings warmth to the space. Just beyond, a light-filled sunroom invites the outdoors in.
The spacious family room features a fireplace, wet bar, and custom built-ins. A richly paneled library with another fireplace provides the perfect spot for quiet reading or working from home. French doors and windows line the back of the home, leading to a sprawling flagstone deck that overlooks the serene pool and tennis court below.
Two guest bedrooms are located on the main level and share a beautifully appointed Jack and Jill bath with marble flooring, dual vanities, a soaking tub, and a separate shower. One guest suite enjoys its own private sunroom overlooking the pool and tennis court, while the other has treetop views of the private front yard, giving the feel of a tranquil treehouse.
A sweeping staircase leads to an opulent primary suite, complete with its own fireside sitting room. Separate His and Hers spa-inspired bathrooms are connected by a generous walk-in closet with custom built-ins. Her bath features a large vanity with dressing area, soaking tub, fireplace, frameless glass shower, and a private water closet. His bath mirrors the same refined finishes with marble floors and countertops.
Also on the upper level are four additional bedrooms arranged in pairs, each sharing a well-appointed Jack and Jill bath. A media room at the end of the hall offers the perfect place for family movie and game nights.
Designed for both relaxation and recreation, the terrace level features a large open living space with a full kitchen, stainless appliances, a wet bar, and beautiful stone flooring and countertops. A dedicated pool bath and half bath add convenience. Retreat to the private guest suite with ensuite bath and French doors opening to the outdoors. Additional multi-purpose rooms offer endless possibilities, and an unfinished storage area completes this level. The walk-out terrace opens to a generous outdoor living space ideal for lounging or entertaining.
There are many reasons why Sandy Springs addresses inside the perimeter are highly desirable, attracting business magnates and international superstars. The beautiful estates offer privacy and tranquility, but the quiet neighborhoods are a stone’s throw from the restaurants, shopping, great schools, and activities that make Buckhead and Sandy Springs such great places to live.
Buckhead’s best hiking and recreation is right around the corner. The Chattahoochee River National Park includes 400 acres of pristine wildlife with 10+ miles of hiking trails, stunning views, and opportunities for water sports such as rafting, kayaking, tubing, and fishing on the Chattahoochee River. Chastain Park offers golf, team sports, a horse park, and much more.
Brand new home by Freeman Partners that will be completed and move in ready this spring! The home is situated on a level 1.47 acre lot north of Chastain Park in the premier area of Sandy Springs ITP. Enjoy outdoor activities year round with a main level walk-out oversized swimming pool, fabulous flat back yard with room for a Sport Court, and expansive covered outdoor living spaces overlooking all of this.
You will find refreshing touches of character throughout the home; from daring tile choices, to incredible millwork and cabinetry, the home is a step above your expectations! The all brick exterior compliments the beautiful cedar shingle roof. The main level 3-car garage features a rear family motorcourt and front guest parking is also available. The home also features an elevator shaft to all floors, two full laundry rooms, a pool bath/mud room, and a main level primary bedroom suite with separate his & hers closets. The beautiful landscaping is being professionally designed by Land Plus.
The smartly planned main level incorporates open spaces, natural light and backyard views into a functional plan which includes an open kitchen, living room, breakfast room, and covered fireside outdoor living room. To help manage busy lifestyles there is a mudroom with lockers, butler’s pantry, walk-in pantry and home management office.
The walk out main level provides direct access to the outdoor living spaces, swimming pool and massive flat backyard. A powder room is conveniently located by the pool. A second powder room is located off the main living room off the foyer.
The luxurious primary bedroom suite features high ceilings, spacious bathroom, and separate his & hers closets.
The 4 bedroom suites upstairs are very spacious with high vaulted ceilings and beautiful trim, adding character and style for kiddos and guest alike. Each bedroom has an ensuite bath and walk in closet. A 2nd laundry room and extra storage provide added convenience.
The Terrace Level provides everything you need for family entertainment and fun activities for kids of all ages, including a home theater, gameroom, recreation room, plus a bedroom suite with a full bath. Add a gym, home office or anything you’d like in the additional available unfinished space.
There are many reasons why Sandy Springs addresses inside the perimeter are highly desirable, attracting business magnates and international superstars. The beautiful estates offer privacy and tranquility, but the quiet neighborhoods are a stone’s throw from the restaurants, shopping, great schools, and activities that make Buckhead and Sandy Springs such great places to live.
Buckhead’s best hiking and recreation is right around the corner. The Chattahoochee River National Park includes 400 acres of pristine wildlife with 10+ miles of hiking trails, stunning views, and opportunities for water sports such as rafting, kayaking, tubing, and fishing on the Chattahoochee River. Chastain Park offers golf, team sports, a horse park, and much more.
Escape the ordinary and embrace the extraordinary at this singular estate currently under construction at 4722 Woodvale Road in Sandy Springs just off of Davis Drive. This is a rare opportunity to acquire a truly one-of-a-kind residence meticulously crafted by renowned builder Colin Gallagher of Create Fine Homes. Known for his dedication to constructing one exceptional home at a time, Gallagher ensures the utmost attention to detail in every facet of this build.
The visionary design, conceived by acclaimed architect Steven Kemp, breaks from convention, creating a home that is as unique as it is breathtaking. Complementing the architecture, the sophisticated kitchens, bars, and baths are being designed by the talented Jane Hollman of Studio Entourage.
Nestled on an expansive, private 2-acre lot, the home takes full advantage of the property’s extraordinary width, sprawling elegantly across its hilltop setting. Guests are welcomed via a large motor court near the front entrance, while a separate, private family motor court with four oversized garages is discreetly tucked around the side.
Every space, both indoors and out, has been thoughtfully considered. The seamless integration of interior rooms and exterior garden rooms creates an unparalleled living experience. A standout feature is the magnificent “Club Room,” extending 25 feet from the kitchen. Bathed in natural light from vaulted ceilings and skylights, this versatile space features walls of sliding glass panels on two sides. Open them partially or fully to effortlessly transition between indoor comfort and outdoor enjoyment. One side opens to a serene conversation garden shaded by a canopy of trees, while the other reveals a stunning pool. Beyond the Club Room’s fireplace lies the ultimate covered outdoor kitchen, perfect for entertaining.
Enjoy complete privacy in the beautifully designed outdoor spaces, including the yard and pool, all conveniently situated on the main living level. The terrace level is also being finished with several incredible entertaining spaces, an exercise facility, and guest quarters.
The owner’s suite occupies its own private wing on the main level, offering a sanctuary of tranquility. A light-filled passageway leads to the suite, featuring two inviting home offices, a cozy library with a fireplace, and a convenient morning bar. The bedroom and bath themselves constitute a world-class retreat, providing the perfect zen environment to begin and end your day. Off the luxurious bathroom, the expansive dressing room boasts an island, plentiful windows for natural light, and a private elevator providing access to an entire second level of closet space.
If you are seeking a residence that defies comparison and represents the pinnacle of design and craftsmanship in the Sandy Springs/Buckhead area, look no further. This is your chance to secure one of the finest and most unique estates ever built in this prestigious location.Construction is currently underway, with completion anticipated in Q2 2026. Don’t miss the opportunity to make this exceptional property your own.
Don’t miss this beautiful new-construction home with a modern floor plan and sophisticated finishes. Dual primary bedroom suites (one on the main and one upstairs), a full apartment/ in-law suite over the garage, and two additional bedrooms make the home perfect for extended families and overnight guests. The convenient location along a scenic tree-lined street is close to the best of Sandy Springs dining, culture, and shopping, and just a short drive to the heart of Buckhead.
The large front yard features a picturesque garden with multiple seating areas along a winding path. A full-width deck, accessible from the family room and main floor primary bedroom, overlooks the wooded backyard with room for a pool.
A large covered front porch leads into the entry foyer where you will find a private home office, and though the entrance hall to the open dining room and into the large main living area. Windows across the back of the home provide natural light and beautiful views. The fireside living room is open to the breakfast area and the kitchen, and double glass doors open onto the back deck. The kitchen is built around a central island, and includes a walk-in pantry, a butler’s pantry, a custom glass wine cellar, mud room and powder room, each with beautiful fixtures and finishes selected by Courtney Shearer of The Designery.
A large main floor laundry room features custom cabinets and ample storage.
The first primary bedroom suite is on the main floor. The large bedroom has beautiful forest views and private access to the back porch. The ensuite bath features double vanities, separate tub and shower, and his and hers walk-in closets.
Upstairs you will find a large family room and an additional multi-purpose room. One side of the upper level contains two bedrooms, each with an ensuite bath and a walk-in closet. One bedroom has a large sitting area.
A second primary bedroom occupies the other side of the upper level. The ensuite bath features dual vanities and separate soaking tub and shower. The larger of the two walk-in closets includes plumbing for a stacked washer and dryer.
The apartment/ bedroom suite over the garage can be accessed from the upper level, as well as from a separate outside entry. Plumbing is installed for a kitchenette, and the bedroom has plenty of room for a sitting area. The apartment features an ensuite bath and a walk-in closet.
The terrace level features a new fireside family room in addition to an exterior entry, and space for storage.
There are many reasons why Sandy Springs addresses inside the perimeter are highly desirable, attracting business magnates and international superstars. The beautiful estates offer privacy and tranquility, but the quiet neighborhoods are a stone’s throw from the restaurants, shopping, great schools, and activities that make Buckhead and Sandy Springs such great places to live.
Buckhead’s best hiking and recreation is right around the corner. The Chattahoochee River National Park includes 400 acres of pristine wildlife with 10+ miles of hiking trails, stunning views, and opportunities for water sports such as rafting, kayaking, tubing, and fishing on the Chattahoochee River. Chastain Park offers golf, team sports, a horse park, and much more.
BRAND NEW home on a hilltop corner lot that spans 1.897 acres surrounded by mature trees and nestled among other beautiful estates on prestigious Davis Drive. The unfinished 2000 sq ft terrace level is spacious and occupies the entire footprint of the house – plenty of space for an open recreation area, bar, bedroom, full bath, media room, gym, wine cellar, and more. A $200,000 allowance is included in the price to finish it based on the buyer’s preferences.
The home faces west, providing an abundance of light through the vast walls of windows throughout the large open living spaces and lofty 12′ ceilings. The main level features a desirable walk-out yard with pool and spa, a covered pavilion with a fireplace and kitchen, two 2-car garages plus an oversized motor court, main level primary bedroom suite, and main level laundry room. An elevator can easily be accommodated with the built-in elevator shaft.
The renowned team behind this project includes custom builder Deane Johnson, Libi Homes, Harrison Design architects, Neptune pools, and Land Plus for landscape architecture.
The modern floorplan features a spacious kitchen with a large island and walk in pantry. The kitchen is open to the light-drenched family room lined with floor to ceiling windows and doors that open out to the pool, spa, covered patio, outdoor kitchen, and grassy yard. The separate living room is open to the formal dining room also overlooking the pool and yard thru floor to ceiling windows.
The expansive living room and the keeping room feature accordion windows that fold away for true indoor-outdoor living!
The main level primary suite features an extra high ceiling, two separate vanities plus a cosmetic vanity and oversized dressing rooms.
Upstairs, there are 4 bedroom suites. 3 plus a living room, and the 4th completely separated down the hallway. A 2nd laundry room is conveniently located on this level.
The property’s location is a short drive to private and public schools, excellent restaurants and shopping in Buckhead, and Chastain Park is just a few miles away. This beautiful new home will be move-in ready Spring 2024!
875 Marseilles Drive is a stately European estate with modern touches throughout. The curb appeal is unmatched. The two gated entrances and iron fencing frame the home set on a gentle hilltop with a 1+ acre lot located in the prestigious Avallon neighborhood inside I285 in Sandy Springs. This spacious home is ideal for families looking for plenty of room to live & grow! The thoughtful floor plan showcases the master suite on the main level, soaring ceilings, and oversized formal and informal living spaces streaming with natural light in every room.
The resort-like backyard provides a beautiful private space for family and guests to relax and have fun. A curved stone patio connects the home to the pool, outdoor dining area, and a built-in gas grilling station. Kids will have a ball on the water slide, and everyone will enjoy the pool and spa! The screened gazebo resembles a treehouse providing a comfy place to enjoy the lush backyard.
A breathtaking entrance with an ornate steel and glass front door welcomes guests with warmth and elegance. Through the grand entry, notice the detailed crown molding and inlaid hardwood floors throughout the main level. A fireside great room with a wall of windows and a vaulted coffered ceiling enhancing the expansive space.
A wet bar connects the great room to the private study/home office. This cozy fireside space features handsome wainscoting and ornate ceiling moldings.
The oversized formal dining room provides plenty of space for a large table and sideboard. Perfect for large gatherings and holiday entertaining.
The bright kitchen is open to a large breakfast area and a fireside keeping/sitting room. Custom wood cabinets with stone countertops surround a large central island with counter seating and a second prep-sink. The chef in your family will love the stainless steel Wolf appliances. A beverage station with a sink and beverage fridge flanks the breakfast nook and provides additional storage.
The primary bedroom suite includes an oversized bedroom with a coffee/beverage station and sitting area. Double vanities with custom cabinets in the primary bath offer room to spread out. The separate tub and multi-headed shower provide spa-like amenities. Dual walk-in closets connect to the primary bath, and one includes laundry connections.
Five bedroom suites and a laundry room occupy the upper level. Each of the suites includes a large walk-in closet and a full ensuite bath. Two of the suites include an oversized bedroom with space for a sitting room.
The full daylight terrace level features a large family/recreation room with a stone fireplace. This large flexible space includes a wet bar with custom cabinets and access to a stone patio and the pool terrace. A large media room with a drink station will surely entertain family and guests alike!
There are many reasons why Sandy Springs addresses inside the perimeter are highly desirable, attracting business magnates and international superstars. The beautiful estates offer privacy and tranquility, but the quiet neighborhoods are a stone’s throw from the restaurants, shopping, great schools, and activities that make Buckhead and Sandy Springs such great places to live.
Buckhead’s best hiking and recreation is right around the corner. The Chattahoochee River National Park includes 400 acres of pristine wildlife with 10+ miles of hiking trails, stunning views, and opportunities for water sports such as rafting, kayaking, tubing, and fishing on the Chattahoochee River. Chastain Park offers golf, team sports, a horse park, and much more.
This stately French Provincial home in Sandy Springs 30327 is centrally located near Chastain Park, Mt Paran/ Northside, and the best Buckhead and Sandy Springs ITP have to offer. Built by Steven West Custom Homes, the stone and brick facade is elegant, yet warm and inviting. A spacious motorcourt and three garage spaces provide plenty of parking for both residents and guests.
This wonderful home offers an excellent floorplan, a fabulous outdoor space and a convenient location to shopping, freeways, schools and popular Chastain Park. If you’re looking for it all… this is it!
The resort-like backyard includes a stone terrace with a beautiful pool and spa. A fireside outdoor living room features a dramatic vaulted ceiling and plenty of room for sitting, dining, and watching the big game in the fresh air year round.
Beyond the pool area and existing lawn is a forested area that forms a perfect rectangle 100 feet deep and 135 feet wide. This area might be developed into a soccer field, sport court, or anything else your family may want for fun outdoor activities! Just two homes down a sidewalk that connects you directly to Chastain Park and the many recreational and social opportunities that it offers!
The main level is smartly designed for both daily life and entertaining. A stone accent wall adds a stylish design element to the entry foyer and formal dining room. The separate dining room is connected to the rest of the main level living spaces through large cased openings.
Stone accents continue into the living room and wrap the cozy fireplace. The large family room is open to the breakfast area and kitchen, as well as to the massive covered outdoor living space and walk-out pool terrace.
The eat-in kitchen is anchored by a large central island with counter seating. Custom cabinetry, leathered stone counter tops, hand-glazed tile backsplash, and a wine fridge enhance the chef-grade appliances and walk-in pantry. A large laundry room on the main level features custom cabinetry and lots of storage.
The lovely primary suite on the main level features an oversized bedroom with a large walk in closet/dressing room. The primary bath includes double sinks and a separate cosmetic vanity, radiant heated floors, a beautiful tiled shower, and a Bain Ultra Thermomasseur Tub with a hydrothermal massage air jet system, heated backrest, soothing lighting, wall control and air dry – the perfect way to relax after a busy day.
Upstairs has plenty of living space. Here you will find three bedroom suites, including a second primary bedroom with a large sitting area. A bonus room offers a great space for a playroom or private home office. A large upstairs family room is the perfect place to watch a movie and also includes storage for games and a built-in wet bar. A second laundry room is conveniently located on the 2nd floor.
The massive finished terrace level is tailor made for entertaining! A full size wraparound stone bar will be the talk of your next party! Separate recreation and dining areas offer plenty of space for large gatherings. A bedroom suite, currently set up as a private home office, includes an ensuite bath and built-in bookcases. Across from the bar you will find a wall of doors and windows and easy access to the covered patio where a staircase leads directly up to the pool. A separate passageway leads to a secret kids playroom, including lots of storage for toys and an exterior entrance.
There are many reasons why Sandy Springs addresses inside the perimeter are highly desirable, attracting business magnates and international superstars. The beautiful estates offer privacy and tranquility, but the quiet neighborhoods are a stone’s throw from the restaurants, shopping, great schools, and activities that make Buckhead and Sandy Springs such great places to live.
Buckhead’s best hiking and recreation is right around the corner. The Chattahoochee River National Park includes 400 acres of pristine wildlife with 10+ miles of hiking trails, stunning views, and opportunities for water sports such as rafting, kayaking, tubing, and fishing on the Chattahoochee River. Chastain Park offers golf, team sports, a horse park, and much more.
This modern architectural gem at 780 Crest Valley Drive has been the recipient of admiration from creative types for decades, with its clean lines and open floor plan. The home has been lauded in several magazine articles for its forward-thinking design and it offers a lifestyle and “feeling” that simply cannot be found elsewhere. This beautiful property is the definition of resort style living in Sandy Springs.
Situated on 1.3 acres, the driveway winds past your private regulation-sized tennis court which can be used for many sporting activities including ever-popular pickle-ball. Past the court you find a modern home nestled among the trees. A generous motor court provides parking for guests in addition to the 2-car garage. You will notice the inviting front stairs, walls of windows, and the rounded stair tower that breaks up the geometric lines of the home.
The dramatic volume of the home greets you as you walk through the front door. From here you can take in the two-story family room with views of the pool and wooded backyard through a wall of windows. A marble fireplace and built-in marble shelves anchor one wall, and the opposite side of the room is open to the dining room.
The dining room features a built-in bar, and easy access to the kitchen and a 4-seasons sun room at the back of the home. The sunroom’s rounded shape contrasts with the straight lines of the rest of the home and mimics the shape of the stair tower on the front of the home.
The sun room, family room, and primary bedroom all have access to the expansive deck and pool terrace. This outdoor space overlooks a private backyard that is immersed in nature. The adjacent lot behind is a permanently preserved green space, protecting this natural setting.
The primary bedroom on the main level features high ceilings, a fireplace, and HUGE windows overlooking the deck and backyard. Pocket doors connect the en suite main bath, with separate tub and shower, double vanities, and a large walk-in closet.
A generous laundry room with space for a home management office and a storage/mudroom area lead to the attached garage.
Take the stairs to the second floor for dramatic views of the family room below and into the backyard. A bright and airy office space anchors one end of the open walkway. Two additional bedrooms and a full bath complete the upper level. The front bedroom includes a convenient Murphy bed, and the rear bedroom is currently used as a home gym.
There are many reasons why Sandy Springs addresses inside the perimeter are highly desirable, attracting business magnates and international superstars. The beautiful estates offer privacy and tranquility, but the quiet neighborhoods are a stone’s throw from the restaurants, shopping, great schools, and activities that make Buckhead and Sandy Springs such great places to live.
Buckhead’s best hiking and recreation is right around the corner. The Chattahoochee River National Park includes 400 acres of pristine wildlife with 10+ miles of hiking trails, stunning views, and opportunities for water sports such as rafting, kayaking, tubing, and fishing on the Chattahoochee River. Chastain Park offers golf, team sports, a horse park, and much more.
Gorgeous brand new custom home by Siegel Construction & Design on a full one-acre lot is an easy walk to Chastain Park and close to Buckhead schools, shopping and restaurants!
You will love the level walk-out backyard with a saltwater infinity swimming pool and spa, surrounded by a stone terrace and patio. The extra large outdoor living room covered with a cypress wood ceiling features a fireplace and built in grilling station expanding the home’s year round entertaining and relaxation outside. A 3-car garage and large motor-court is perfect for friends who stop by before the concert!
The interior floorplan features large open rooms, clean lines, and extra high ceilings. Notice the radius wall corners, arched openings, wide hallways and a wide staircase which adds warmth to the modern feel of the home. Walls of oversized custom steel windows and doors provide natural light and access to multiple outdoor spaces.
The oversized steel and glass front door welcomes you to the dramatic entry hall with views through the living room to the backyard and pool terrace. Past the open fireside living room and formal dining room you find the lounge area with a built-in wet bar, and the kitchen beyond. Steel and glass doors along the entire wall open onto the pool terrace and outdoor living spaces.
The fabulous kitchen features a large central island graced with a beautiful stone slab, sophisticated lighting and laquered brass fixtures, and a generous open breakfast area. A large cabinet-lined butler’s pantry with another sink and appliances plus a separate large storage pantry provide myriad storage options. The custom glass-front wine storage makes your collection a centerpiece of the home.
A service area between the kitchen and the 3-car garage features a home management office, laundry room, powder room that serves as a pool bath, and a spacious mud room with built-in storage. The study at the base of the stairs has an arched opening, detailed millwork, and a wall of windows.
The large primary bedroom wing occupies the remainder of the main level. This private retreat includes an oversize main bedroom with vaulted ceiling and access to the pool terrace. The luxurious marble bathroom has double vanities, soaking tub, and huge separate shower. His and hers walk-in closets have built-in dressers and custom storage.
The upstairs bedroom suites are situated around a massive bonus/ family room. The 4 large bedrooms each have en suite baths appointed with beautiful finishes and large closets with custom built storage. A 2nd full sized laundry room is conveniently located here also.
The full terrace level has a finished daylight recreation room with access to a private patio in the backyard. There is an adjacent powder room and game closet, plus framing for an additional bedroom with full bath and a home gym. In addition to the finished and framed areas, there are several oversized spaces for storage or additional finished rooms as needed.
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.
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.
Rajiv (Raj) Sardana firmly believes the United States is “the greatest country in the world,” an understandable sentiment given he is effectively living the American dream. Sardana’s journey from a relatively poor immigrant student to a giant in his field is not unheard-of, but few have achieved his levels of success. Sardana’s company now generates over $3 billion in annual revenue, and he has a $2.7 billion net worth, according to Forbes. He began forging his tale of success in the Atlanta area over 30 years ago, and now he is proud to call Buckhead home.
Sardana grew up in New Delhi, India, to what he describes as “quite humble” roots in government housing. With a desire to forge his own path, he decided to travel across the world to study mechanical engineering at Georgia Tech. He arrived as an immigrant student in the United States in the early 1980s “not knowing a single person in America,” he said, and he supported himself by washing dishes at the university’s cafeteria.
“Survival is the key when you don’t know where your next meal is going to come from,” he said. “But going through all this adversity made me stronger.”
His engineering studies served as a foundation for his future success, but not necessarily directly. He first worked as an aircraft engineer in Connecticut before moving back to Atlanta to help design engines for Tomahawk missiles. However, when the Cold War ended and missile contracts dried up, he was forced out of the job.
At this point, Sardana said he had managed to save enough capital to venture out on his own. He still had a desire to work in the tech field, but before he returned, he gained valuable insight into entrepreneurship. He founded his first company, a print shop, in Stone Mountain with one full-time employee and one part-time employee. After building the print shop into a successful enterprise, he began investing in commercial real estate, retail shops, and gas stations. By 1997, Sardana said he was able to get “back into the technology business” having secured enough capital to finally do so in the industry that requires significant investment.
“There was such a huge demand for programmers to fix the Y2K bug, and also, so many engineers were needed to build the internet as we see it today,” he said.
His company began expanding with engineers from the U.S. and India, and the pace of the industry and Sardana’s company hasn’t let up since. However, success didn’t come immediately.
Sardana’s 27-year-old son, Rajan, witnessed the struggles of building a company from the ground-up while growing up.
“Sometimes things got tough,” Rajan said. “We used to live in a one-bedroom apartment in a not-so-good area of Atlanta, and there were many times spent where I was sharing a pullout couch with my sisters. It was not a great time…but we believed in him. We believed in the business. It was definitely a risk in the early days of Innova, but he pulled us out of that. My father is my hero. I know a lot of people say that, but I saw the pain that came [from starting Innova] firsthand, and it gives you a real appreciation for what he’s been through and makes you understand the value of what he’s done.”
Innova Solutions, Sardana’s latest and most successful venture that began as ACS Solutions, is headquartered in Duluth with about 55,000 employees in the United States, about 10,000 more in India, and other employees scattered across the globe. The company provides businesses with digital product engineering, cloud services, cyber security and more. Sardana says his company is a technology partner of about 300 of the companies listed on the Fortune 500 list.
Sardana contributes the massive growth of his company to continued hard work and “a blessing of God.” Innova Solutions now generates revenues surpassing $3 billion annually. Sardana said the company first reached $1 million in revenue in 1999, and it took 12 years to reach the $100 million threshold through enduring effort. In the last 12 years, the company has gone from $100 million in annual revenue to over $3 billion.
“I have no idea how that happened,” Sardana jokes. “We just work hard, stay focused and drive the business every day. We are a very innovative company, whether it’s the processes or the technologies, we find a way to do it better, faster, and at a lower cost. And that was the key to success. When you are competing against the established giants, you have to bring something of value they can’t bring, and innovation has always been the key. That’s the reason we continue to get a chance at the table.”
Sardana also credits his company’s “agility” for finding solutions, which he says helps Innova stand out from the competition.
Sardana is determined to keep Innova Solutions as a private firm and serve as a legacy company. That appears to be shaping up well with all three of Sardana’s children — Sonia, Shivani and Rajan — working in leadership roles in the company.
“They are so enthusiastic about taking this company to the next level,” he said.
Rajan has a leading sales role for the company, while Sardana’s daughters, Sonia and Shivani, serve as executives in delivery and finance. Rajan credits his father’s foresight in helping to ensure Innova becomes a generational company.
“We are all reliant on one another to make this work,” Rajan said. “If I make a big sale, I rely on my sisters to make sure that product is delivered and the numbers work out. Kudos to my father to set it up like a well-oiled machine.”
Rajan, who also calls Buckhead home, said he had a natural passion to follow in his father’s footsteps, and his father continues to be an inspiration.
“He’s always someone you can turn to, always an open book and always someone you can lean on,” Rajan said. “It means the world to have the opportunity to make [Innova] a generational company that we can also pass down.”
Sonia, Sardana’s daughter, said she takes immense pride in where the company now stands, and is eager to continue bearing its torch for the next generation.
“He put everything on the line and took risks to make his impact on the world and provide for his family,” Sonia said. “At Innova, we are all very proud of what he has done, and we are excited to be on the journey together. I am looking forward to continuing to partner with my family and the many amazing people in the organization and take it to the next level.”
Sardana also feels he would have sold the company were the industry not still exciting. He expects generative A.I., for instance, to have a larger impact on our daily lives and the ways in which we conduct business than even the internet.
“If it were boring, we would have sold the company a long time ago,” he said.
Sardana also believes there is far more to the company than its $3 billion annual revenue.
“It’s not even about the money, it’s about doing the right thing,” he said. “I think we are making a huge impact for our communities. We are creating 55,000 jobs here in the U.S. and thousands elsewhere. We are making an impact. If you give something just to get somebody out of a difficult situation, that’s only one kind of impact. If you create jobs, you are giving somebody the dignity of their work, and you can set them for life. If you have a job, you can start a family, your life is set. And that’s the difference we’re making to such a huge population of people. And we are driving the engines of this economy. We are advancing America to become a great place to live in and do business in. And that’s why we are the greatest country in the world, because of who we are and what we do.”
Sardana’s belief in developing a strong workforce extends to the family’s philanthropic efforts. Sardana’s wife, Nita, spearheads the family’s fervent support of the YWCA’s Teen Girls in Technology program, which aims to foster future tech careers for young women. Sardana proudly boasts 100 percent of the teens in the program later study at the collegiate level. Many of them are the first in the families to attend college, he said.
The family’s support of the program is accomplished through The Innova Foundation, which Nita leads as the company’s VP of Community Outreach & Corporate Giving. Nita says The Innova Foundation is the “heartbeat” of the company and partners with about 150 organizations with the intention of “empowering lives and inspiring change.”
Like her husband, Nita says she also comes from humble roots. Her father was a wartime refugee and had to move to India to “rebuild his life.”
“We understand what it is to be going through so many struggles, and it’s very important for us as human beings to give back,” she said. “We feel a responsibility to help as many people as we can. Giving back to the community is part of our DNA.”
Nita said the foundation has a focus on women’s empowerment. In addition to the Teen Girls in Technology program, the group supports scholarships through the Jeanette Rankin Foundation, named after the first woman elected to the U.S. House of Representatives.
Education is another pillar of the organization’s efforts, Nita said. In addition to supporting other scholarships, The Innova Foundation have “adopted” schools in India. These schools are often dilapidated, Nita said, and the organization works to provide much-needed repairs and provide valuable technology for students to be successful. Later, Nita said, the foundation provides scholarships, internships, and jobs to ensure these students continue to thrive.
Other efforts of the foundation include support of the Sewa International, which recently has helped rescued thousands of students from the ongoing Russia and Ukraine war, and the Earth Saviors Foundation, which houses, feeds, and provides medical care for the “abandoned” elderly in India.
Additionally, Nita said the foundation also focuses on mitigating worldwide hunger by partnering with organizations like Feeding America, Meals on Wheels, and No Kid Hungry.
These efforts go beyond simple donations, Nita said.
“It is important in whatever we do that we try to make sure the impact is great,” she said. “We want to know who and how we are impacting. It’s very important to me to speak with each organization and go above and beyond what they’re asking.”
Raj and Nita previously planted roots in Eagle’s Landing, Johns Creek, and Buford, but they are now pleased to call Buckhead home. Earlier this year, they purchased the former home and 14-acre property of business leader Charlie Loudermilk along Davis Drive. Sardana said he has long desired to build an estate on ample acreage, but he never believed he could find such a property in Buckhead. He said he “jumped” at the opportunity to purchase the Davis Drive home after Buckhead real estate broker Ben Hirsh showed it to him.
“It’s very lively here,” he said. “All the malls and restaurants are here, it’s a very central location. We moved to the suburbs because we had a growing family and needed more space, but now that all the kids [have moved out], we thought we would get closer to Atlanta to enjoy some more culture. I was so fortunate to see something of this size — 14 acres in Buckhead — and with always wanting to build an estate-type home, that’s what we are going to do here in Buckhead.”
Sardana says he also enjoys traveling, aviation, and racquetball in his free time, and his daughter, Shivani, said he is revelling in his role as a grandfather.
“He will genuinely stop whatever he’s doing to be with his grandkids,” Shivani said. “They love him so much, and they talk every single day.”
Shivani said her father is an inspiration, and much of the life skills he instilled in her will be passed down to her own children.
“He always taught us that hard work will pay off,” she said. “If you put in your best effort and work hard, you can do anything. That’s always stuck with me, and I’ve been trying to instill that in my kids as well. I’ve definitely looked up to him my entire life, and he’s someone I’d like to be like. Seeing where he came from and where we’ve come to, not many people get to accomplish that. I’m a very proud daughter.”
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 | |
Those with a more creative spirit will fully appreciate how this home has been transformed by the current architect and designer owners into a magical haven that embraces the spectacular surroundings! Nestled among 2 acres of lush gardens, seasonal color, walking paths and mature trees, the interior features open living spaces and lines that reflect the home’s modern architecture with sophisticated details and bohemian flair.
The infinity-edged pool and surrounding stone patio are only the beginning. There is more than enough room for outdoor cooking, dining, and entertaining under the wide-open sky above. Gardening enthusiasts and those seeking a more sustainable lifestyle will have “room to grow” in the quaint greenhouse which was designed to blend with nature. Take a relaxing stroll along stone paths past fountains and cascading waterfalls that lead to a small pond surrounded by colorful manicured gardens.
The main level features distinct, functional spaces that flow together easily. Beautiful wood cabinetry, clean white counters, professional Viking appliances, and a dramatic vaulted ceiling with high windows define the bright open kitchen. Sight lines carry through the dining area into the family room beyond. Vaulted ceilings continue into the dining area, where banquet seating and access to the patio allow for comfortable dining indoors or out.
The family room has multiple seating areas surrounding a central fireplace and vaulted clerestory windows allowing even more light and views to flood the entire living space.
Along a wide hallway separate from the living area is a powder room, main floor laundry room and lovely primary bedroom suite which features a stone fireplace flanked by cozy window seats and windows with views of the verdant greenery. The bath features double sinks, plenty of storage, a soaking tub and separate shower.
Downstairs you will find a generous office space with room for a seating area and a large desk, two large storage rooms, plus access to a private porch. An adjacent bedroom suite has a full ensuite bath and separate access to what is arguably one of the home’s best outdoor spaces! The breezy large covered porch has a swing and access to the front garden and waterfall.
Outside the home there are multiple large storage and workshop spaces. The carport is currently set up as a part-time covered patio, with access to a large workshop and two large closets. Behind the carport is a 2-story guest house. The bottom level is a workshop/storage space, and upstairs you’ll find a deluxe suite for family or guests. The guest house has a large bedroom, small kitchenette complete with cooktop, and a full ensuite bath. Consider yourself warned: overnight guests may want to extend their relaxing stay at this enchanting property!
There are many reasons why Sandy Springs addresses inside the perimeter are highly desirable, attracting business magnates and international superstars. The beautiful estates offer privacy and tranquility, but the quiet neighborhoods are a stone’s throw from the restaurants, shopping, great schools, and activities that make Buckhead and Sandy Springs such great places to live.
Buckhead’s best hiking and recreation is right around the corner. The Chattahoochee River National Park includes 400 acres of pristine wildlife with 10+ miles of hiking trails, stunning views, and opportunities for water sports such as rafting, kayaking, tubing, and fishing on the Chattahoochee River. Chastain Park offers golf, team sports, a horse park, and much more.
Set on a magnificent gated lot a stone’s throw from Chastain Park, 5168 Lake Forrest Drive has it all! The stately stone and brick exterior features clean lines for a fresh, modern appearance, and a refreshing style that flows throughout the home. Inside the open floor plan and large rooms provide the perfect backdrop for entertaining and comfortable daily life. The 2 garages accommodate parking for 4 cars plus additional parking.
The resort-like backyard is fabulous! It features a heated saltwater infinity pool and spa and an outdoor kitchen overlooking completely private forested views. Past the pool you’ll find a level yard on the scale of a small soccer field, with elaborate play structures and a putting green. Extensive outdoor lighting will allow your family to enjoy the amenities throughout the 1.4+ acre lot day or night. A finished loft with full bath is above the 4th car garage. For serious walkers, Chastain Park is accessible by foot, where miles of trails and other outdoor pursuits can be found.
The high ceilings, tall windows and large rooms will immediately draw your attention to the scale of this home. Past the sitting room and the main staircase you will find the dramatic central family room. The 2-story ceiling and wide open spaces provide natural light and views throughout the main living spaces, and out to the back yard. The adjacent dining area features a second fireplace and grand views through the custom steel floor to ceiling windows and doors that lead to the pool terrace.
The chef in your family will be delighted by the bright kitchen with all of the modern conveniences. The grand center island features marble waterfall counters and seating. You will find plenty of storage in the walk-in pantry, separate working pantry, plus wet beverage bars and wine fridges with entertaining in mind!
The primary bedroom on the main level is completely luxurious! It features an oversized bathroom with dual floating vanities, elegant walk-in shower, soaking tub, and dual walk-in closets. An intimate sitting area with morning bar provides a great place to start or end your day.
The upper level features four bedroom suites, each with an en-suite bath and generous closets. An enormous bonus/play room and second laundry room round out the second floor.
The full finished terrace level is built for entertaining, with a second family room, wet bar with climate-controlled wine storage and counter seating, and an impressive home theater. The terrace level also includes a professional home gym, a full guest suite, and lots of storage.
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 landmark estate of the late Charlie Loudermilk, located at 825 Davis Drive, sold last week for the first time since the 15,000 square foot home was constructed in 1999. The $8.6 million sale price makes the estate the most expensive property sold in the Buckhead area so far this year.
This iconic property is recognized by most as the home with the life size statue of a buck gracing the corner of Davis Drive and Northside Drive. The home was designed by William T. Baker for Loudermilk with significant influence from Thomas Jefferson’s Monticello in Virginia, at twice the scale.
The estate includes the 15,000 square foot home and is sited on 14.1 acres. Other amenities on the property include a fishing pond, waterfall, greenhouse, an old log cabin that was once a hunting lodge, and a barn. The property was listed for sale for just over $9 million in November of last year and received several offers before a deal was struck, closing 77 days after being listed.
Buckhead real estate broker, Ben Hirsh, Broker/Owner of Hirsh Real Estate – Buckhead.com, represented the Loudermilk family in the sale of the estate. “I had the privilege of knowing Charlie and spending time with him here at his home. He loved this place dearly and it was a significant moment in my career to handle the sale for his family,” said Hirsh. The sale of the Loudermilk estate further reinforces Hirsh’s 18-year track record in the Buckhead market; in 2021 and 2022, he brokered more of the top 10 home sales in Buckhead than any other Realtor.
The new owners are Rajiv (Raj) and Nita Sardana, longtime residents of Duluth, Georgia. Raj grew up in New Delhi, India in an average middle class family and came to the US in 1982 to attend Georgia Tech. “I’m not even clear exactly how I managed to get here, but I scraped together what I needed for a plane ticket and ended up washing dishes in the cafeteria while I earned my masters degree in mechanical engineering.”
Raj and Nita met and married in Chicago, where she had been raised, and then settled in metro Atlanta which they have called home ever since. Raj Sardana is the Chief Executive Officer of Innova Solutions, which he and Nita founded in 1998. The company is a B2B provider of technology solutions with annual revenue approaching $3 billion and more than 50,000 employees deployed across 25 different countries worldwide. The couple has remained committed to giving back to the communities in which the company does business. Nita Sardana is Vice President of Community Outreach and Corporate Giving and has led Innova Solutions to support local U.S.-based non- profit organizations such as the YWCA’s Teen Girls in Technology Program, Women in Technology, and the Atlanta Food Bank. “Our family looks forward to enjoying this beautiful property and the Buckhead community while making it our own.” the couple said. Read more about the Sardana family here.
Charlie Loudermilk’s son, Robin, said it well when reached for comment: “Our father loved his property on Davis Drive and the home he built there. We are very happy for the new owners and thankful for a smooth transaction. While his former home may be in new hands, his memory lives on in the legacy he left behind for our family, the Buckhead community, and the entire city of Atlanta.”
The idyllic setting will surely intrigue you when you arrive at 45 Finch Forest Trail. You’ll wind through the trees and pass the lake on your way to the hilltop motor court. The sleek lines of the façade hint at what’s inside, and natural stone accents help the home blend with the natural surroundings.
The theme of this home is the connection between indoor living and the beautiful outdoor spaces that surround the home. Front-facing rooms all have views of the forest and the lake. The other side of the home features huge windows and glass doors leading to private manicured gardens. You will feel like you are in an elegant private tree house. And don’t forget the pool terrace, with its covered patio and lake view!
Inside, you will be treated to a completely renovated home! The dramatic 2-story entrance foyer is only the beginning of the modern open spaces you’ll find on the main floor. A formal living room, with its fireplace and wall of windows, flows effortlessly into the formal dining room. Each room is separate and distinct, yet connected and open to the rest of the home. The design of the home affords beautiful views of the outdoors from nearly every angle.
The kitchen features gorgeous custom cabinets, and finishes throughout that bring in natural colors and textures. A large central island, with integrated Wolf cooktop, includes an extended countertop with seating for 4 or more.
The adjacent family room offers yet another connection to the outdoors. Large sliding doors open to seamlessly connect the room with the covered deck outside. Here you can enjoy outdoor cooking, dining, or just visiting with stunning pool and lake views.
An office on the main level is a truly private place to run your business. Amenities like garden views, a private patio, and adjacent half bath are on the opposite end of the home from the hustle and bustle of the kitchen and family room.
Huge windows and great views continue when you head upstairs. A unique curving corridor spans the upper level, and provides natural light and garden views. Two bedroom suites occupy one end of the upper level. Each has an ensuite bath and a generous closet.
The upstairs bonus room is a remarkable space with a few surprises! At first glance you’ll find a large well-appointed media room. The surprises come when you pull back the blackout curtains on either side of the room. One side reveals a home gym, and the other a private office.
Entering the owner’s suite through double doors, you will find a huge bedroom, featuring a fireplace and private balcony. The recently renovated master bath is sleek and modern, with double vanities, a large shower, and a soaking tub. A connected walk-in closet is double sized for plenty of storage.
Your family and friends will want to come over just for the terrace level! The main area is built for entertaining. You will find more than enough room for game tables, and you can mix your favorite cocktails behind the integrated bar. Even on this downstairs level, walls of windows fill the space with natural light and provide gorgeous views. A large seating area with pool view will surely become your favorite place to watch the big game. The full bath next to the door serves the recreational spaces indoors, and serves as a handy pool bath.
Your guests will be calm and comfortable in the terrace level guest suite. This private space includes an ensuite bath and large walk-in closet, plus perfect views of the lake.
There are many reasons why Sandy Springs addresses inside the perimeter are highly desirable, attracting business magnates and international superstars. The beautiful estates offer privacy and tranquility, but the quiet neighborhoods are a stone’s throw from the restaurants, shopping, great schools, and activities that make Buckhead and Sandy Springs such great places to live.
Buckhead’s best hiking and recreation is right around the corner. The Chattahoochee River National Park includes 400 acres of pristine wildlife with 10+ miles of hiking trails, stunning views, and opportunities for water sports such as rafting, kayaking, tubing, and fishing on the Chattahoochee River. Chastain Park offers golf, team sports, a horse park, and much more.
Buckhead’s portion of the Chattahoochee National Recreation Area represents over 400 acres of pristine wildlife with 10+ miles of hiking trails, stunning views, and opportunities for water sports such as rafting, kayaking, tubing, and fishing on the Chattahoochee River. The trails in the Park are accessible from the Whitewater Creek trailhead and the Indian Trail Trailhead in Sandy Springs.
Sharply increasing interest rates have created downward pressure on the real estate market nationwide during the 3rd-quarter of 2022. The Buckhead real estate market is certainly not immune to these market forces, but the impact so far has been somewhat mixed. Anecdotally, the number of buyers looking at homes has decreased substantially, but prices have so far remained strong thanks to the upper end of the market remaining resilient, along with limited inventory.
The high-end of the market more often involves cash purchases, making interest rates less of a consideration. Of the top 10 home sales in Buckhead during the 3rd quarter of 2022 (shown on the facing page), only two involved a mortgage and the other eight were paid for in cash. Higher interest rates will still likely impact this market segment through a “trickle-up” effect that has already begin at the lower end of the market.
The sales data, that I compiled to compare the third quarter of this year to the same period last year, appears at first glance to be very contradictory. It shows year-over-year price gains of 9% for single family homes, even as the number of sales substantially declined by a whopping 37%. Buckhead condo and townhome sales saw the same decline in sales volume, coupled with a more moderate increase in the average sale price.
One explanation for this phenomenon is simply that the under-$1.5 million price range had a higher rate of reduction in total homes sold (down 41%) than more expensive homes. This makes a good portion of the increase in average sale price attributable to the high-end of the market being less dependent on financing. The market tends to follow predictable patterns and it appears that the next year will be a reset to more sustainable supply and demand trends.
| 3rd Quarter 2021 | 3rd Quarter 2022 | ||
|---|---|---|---|
| Single family homes | Total Sold | 341 | 214 |
| Average sale price | $1,428,561 | $1,569,748 | |
| Average days on market | 45 | 42 | |
| Condo/ Townhomes | Total sold | 540 | 380 |
| Average price | $403,102 | $416,882 | |
| Average days on market | 45 | 45 |
It is always a pleasure to see the variety, architecture, and design of the top ten home sales in Buckhead. Once again, I had the honor of selling more of the top 10 homes than any other broker! The list below does not include an off-market sale of a new home at 3115 Nancy Creek Road. This home sold for $6,228,300 and was built by Siegel Construction and Design. Click on any of the homes below to see more!
It is hard to imagine a quieter or more peaceful setting than where 115 E Chambord sits on a culdesac off of Davis Drive, surrounded by large estates. The home is classic, stately and elegant, with warm and inviting spaces your family will love. The current owner/designer has kept the home updated and renovated through several decades of ownership, with Spitzmiller and Norris assisting on renovations and the guesthouse addition.
The carefully designed gardens include a large lawn, a rose garden, and a woodland garden with extensive pathways. The lush pool courtyard is the perfect place to both relax and entertain.
Around the side of the home, a large motor court connects the five garages (three are air-conditioned!). A beautiful breezeway connects the detached 3-car garage, guest apartment and a flower arranging workshop to the main house. You will appreciate the convenience and sustainability of many features such as the private well, and a generator in case of an outage.
Intricate millwork and other fine details are found throughout the home. The grand entry foyer leads to the formal dining room and the central hallway. The living room is a bright space features a wall of French door that open onto the sun porch and the pool terrace beyond. On the way to the kitchen you’ll find a wet bar that is great for entertaining on the main level as well as the pool terrace.
They say the kitchen is the heart of a home, and this totally updated kitchen makes a convincing argument for that idea! High end Wolf appliances, huge center island with counter seating, and a bright breakfast area are only the beginning. Skylights in the vaulted ship-lap ceiling flood the large space with natural light. Custom cabinets and a walk-in pantry provide ample storage.
A two-sided stone fireplace connects the kitchen to the family room, with its vaulted ceiling, window seat, and built-in book cases. It displays a depth of character that is so hard to find in homes today!
Down the central hallway on the main level you’ll pass the private study on your way to the owners’ suite. The main bedroom features ample space for a sitting room and more, a fireplace, and access to the sun porch and the pool terrace.
A large walk-in closet with custom built-ins leads to the luxurious master bath with soaking tub, dual vanities, and gorgeous view of the natural surroundings.
Access the upper level from the grand main staircase, or a second staircase near the kitchen. Upstairs you’ll find three generous bedroom suites, a huge finished storage/closet space, and easy access to the attic spaces.
Two bedrooms have ensuite baths and large closets. The third has a private sitting room, and a closet large enough to function as a nursery!
The finished terrace level has many spaces that will surprise you. A large family room with a dining area leads to the rec room. In the rec room you’ll find a stone fireplace, full kitchen, and access to a lovely brick patio and back yard.
A full bedroom suite is adjacent to the rec room, and down the hall you’ll find the dance studio, home gym, and multiple storage rooms.
The detached garage is referred to as the “guest house”, and it’s easy to see why. The driveway level has a large storage room and a full garden workshop with a utility sink and direct access to the garden.
The upper level centers around a large main studio bedroom, with a separate office area, kitchen, and full ensuite bath. The guest house also makes the perfect headquarters for your home-based business.
There are many reasons why Sandy Springs addresses inside the perimeter are highly desirable, attracting business magnates and international superstars. The beautiful estates offer privacy and tranquility, but the quiet neighborhoods are a stone’s throw from the restaurants, shopping, great schools, and activities that make Buckhead and Sandy Springs such great places to live.
Buckhead’s best hiking and recreation is right around the corner. The Chattahoochee River National Park includes 400 acres of pristine wildlife with 10+ miles of hiking trails, stunning views, and opportunities for water sports such as rafting, kayaking, tubing, and fishing on the Chattahoochee River. Chastain Park offers golf, team sports, a horse park, and much more.
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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