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.
It may be a telltale sign. If you are seeing bright-colored red, yellow or blue lines – speckled with same-colored flags – lining the boundaries of your yards, it just may mean that one of the companies providing internet and cable TV is about to lay down fiber optics in your neighborhood.
While it’s possible that the lines may suggest a different type of excavation, the presence of various colored lines arranged in a tic-tac-toe pattern throughout an entire residential area typically implies an advancement in next-gen technology.
Fortunately for Sandy Springs’ neighborhoods, much of the basics have already been accomplished. According to Alex Horwitz, vice president of public relations at Comcast NBC Universal, “We’re already in Sandy Springs and have been for quite some time. We cover the vast majority of that city.” However, he added that “we are in the process of simply upgrading our existing network,” which, he explained, is a mix of fiber and coaxial cable.”
In April, Comcast announced that its latest Xfinity 10G Network upgrade is rolling out to homes and businesses across greater Atlanta. “With these improvements, Comcast is deploying new download speeds of up to 2 gigabits-per-second (Gbps), and up to 5x-to-10x faster upload speeds in Atlanta.”
Noting that Sandy Springs is included in this upgrade, the Comcast’s announcement notes that the “region now has the foundational next-generation network in place to begin introducing new symmetrical multi-gigabit Internet options late this year that can be delivered across Comcast’s existing networks with less cost.”
And Comcast is not the only service provider actively adding the fiber optic technology that is used for long-distance and high-performance data networking.
AT&T Fiber is available to thousands of customer locations in parts of Sandy Springs, according to Ann L. Elsas, AT&T’s lead public relations manager for the Southeast. “This is part of more than 1.5 million customer locations in the State of Georgia. Early in 2022, we launched and expanded our multi-gig services to offer up to 5 Gbps symmetrical speeds to consumers and businesses. With multi-gig speeds, we’re able to provide our customers with a first-of-its-kind internet experience.”
How does AT&T determine where it will next lay its newest technology? Elsas said that “we’re constantly evaluating our network and coverage to deliver the best, most reliable network to our customers, no matter where they are. We look at a number of factors when deciding to add fiber to areas, including – but not limited to – topography, distribution of demand and property availability.”
For many residents and business owners in Sandy Springs, understanding the technology behind fiber optics might be too much of a challenge. Simply put, fiber cables are comprised of thin glass or plastic. They use light to transmit data, empowering faster speeds and higher bandwidth than traditional copper cable, which depend on electrical signals. Because they provide faster data transmission, fiber optic connections remain strong even during heavy usage times.
Fiber optic cables are more expensive to produce than copper and installation is more expensive. And, because they are made of glass, they are more fragile.
According to one homeowners’ association president, it is totally worth it for the customers. Fiber optic cables are critical as the use of the internet continues to increase, he said. Both speed and bandwidth are improved significantly. “More and more of our everyday lift depends on high-speed connectivity which will be possible with fiber.” He added that he doesn’t know if having fiber optics in one’s neighborhood would actually increase property values, but it may cause a buyer to choose one subdivision over another.AT&T’s Elsas said that her company is committed to connecting people to what matters most to them by delivering “reliable, high-speed internet across the country.” And, she added, to see if fiber is available in one’s neighborhood, they can go to att.com/notifyme and enter their address.
For a few years, colorful turtles appeared to be the mascot of the City of Sandy Springs. Just as easily, it could have been cranes. Whether they were the blue herons on the Chattahoochee River that are often mistaken for cranes, or the tall, strong, but graceful machinery that dotted the skyline of the city symbolizing more luxury housing under development.
Then it seemed the ubiquitous cranes, with their hoist ropes to lift heavy objects, suddenly disappeared. Hundreds of luxury apartment units were built in Sandy Springs between 2017 and 2020. The most recent of these mid-rise apartment complexes, Adley City Springs at 6075 Roswell Road in 2020, and The Alastair at Aria Village at Abernathy Road and Georgia 400 in 2019 claim enviable occupancy rates. The former has an occupancy rate of 97 percent while The Alastair is at 94 percent.
Developers took notice of the strong occupancy rates, leading to the construction of a new luxury apartment complex, Wayfern Apartments, in north Sandy Springs. The project, formerly North Springs Center, has been under construction since August at the corner of Roswell Road and Dalrymple Road. The approximately nine-acre site had most recently been anchored by a Big Lots, but the shopping area had gone through many retail phases over the last 50 years or so.
Matt Hallman is the vice president of development for Georgia and Tennessee at San Diego-based Fairfield Residential. He said the 286-unit rental complex is planned to include studios, one- and two-bedroom apartments, as well as some two-story townhome-style units. The first units will be available in either the first or second quarter of 2024. Rents will range from $1,700 up to approximately $2800, with the townhouse units in the mid to high $3,000s.
The complex will include three-story apartment buildings plus a structured parking deck, Hallman said. Amenities will include a fitness center, clubhouse, office space for lease and a pool. Perhaps unique to the project will be a dog park and dog run.
Wayfern will face stiff competition from existing luxury apartments. The apartments – starting with studios up to two-bedrooms — at Adley City Springs feature nine-foot ceilings with ceiling fans and lights, carpeting, granite countertops in bathrooms, washer/dryers, digital programmable thermostats and home intrusion alarms. The kitchens include stainless steel appliances and granite countertops. Rents range from about $2,200 to $2,900.
The Adley City Springs public areas include a two-story fitness center, rooftop salt-water pool, an outdoor kitchen and golf simulator lounge.
Another recent luxury apartment complex, the six-story Alastair, has one-, two- and three-bedroom units renting from about $2,000 to more than $5,000. Many have private balconies or patios. The units include built-in bookshelves, wine racks, quartz or granite countertops and digital thermostats. Again, a salt-water pool with fire pits and lounge spaces, a two-story fitness center, private game room, full catering kitchen, electric car charging stations and on-site concierge are included at The Alastair, which is within walking distance of the Mercedes-Benz U.S. headquarters.
Also built since 2017 is the 550 Northridge Apartments with 220 units on Northridge Parkway, the Arabelle Perimeter at 1110 Hammond Road with 384 units, and Juniper Sandy Springs at 6558 Roswell Road. The latter includes townhomes. Other notable properties include The Collection at 4600 Roswell Road was built in 2015, Bell Glenridge on Glenridge Point Parkway also built in 2015, and 1160 Hammon Road in 2014.
When the City of Sandy Springs adopted its comprehensive development plan in 2017, it was noted that the housing availability at the time consisted of mostly single-family homes and aging rental apartments. The report stated, “Because of the high cost of land in Sandy Springs, the single-family homes are affordable to only the highest-income earners, while the rental stock does not satisfy the preferences of many renters who are willing to pay more for updated finishes, amenities, and better access to MARTA.”
The city realized that “the key to providing more housing at a range of price points will be to adopt policies that allow developers to fill in or redevelop parcels with a greater range of housing products, such as smaller-lot single-family homes and townhomes as well as midrise apartments and condominiums, because if the price of land is spread over more new housing units, developers can offer the housing at lower prices.”
The City also noted that by attracting more professionals and families to the city, demand for high-quality retail and dining will follow. The Roswell Road corridor and Perimeter Center were pointed to as the city’s target for both residential and retail development. Code changes created a new zoning district called North End mixed-use that is just north of Dalrymple Road where Wayfern Apartments is under construction.
All of this means that residents of the northern end of Sandy Springs will most likely become accustomed to the dirt-moving, concrete-lifting cranes once again.
Once again, our own Ben Hirsh sold the most expensive home in Sandy Springs for the 1st quarter of 2023! Before we get to our list of the top 10 sales in Sandy Springs, Q1, we have all the stats for the state of the real estate market year-to-date in our community…
The number of homes sold for both single-family and multi-family units continues the substantial downward trend we saw building in 2022. In terms of sales price, Q1 was a roller coaster, therefore it is nearly impossible to predict how the remainder of 2023 will go in terms of the long seller’s market we have been experiencing. The market saw a slight rise in prices in January, a very sharp increase in February, and then a decrease in average sales price year-over-year in March. The jump in February was largely due to two $8 Million+ sales, a $6 Million sale and a $4 Million sale in the same month.
Here are the number of sales and average close price for single family homes in Sandy Springs 1st quarter 2023 and 2022:
| Month | Total Sales | Average Close Price |
|---|---|---|
| January | 26 | $1,050,981 |
| February | 35 | $1,723,733 |
| March | 48 | $1,040,382 |
| Month | Total Sales | Average Close Price |
|---|---|---|
| January | 52 | $953,008 |
| February | 55 | $1,064,302 |
| March | 66 | $1,197,725 |
No surprise, attached housing thus far in 2023 also showed a dramatic slowdown in the number of units sold year-to-date. However, the average sales price decreased a bit in January, then rose in February and March year over year.
Number of sales and average close price for attached housing 1st quarter 2023 and 2022 in Sandy Springs:
| Month | Total Sales | Average Close Price |
|---|---|---|
| January | 33 | $309,633 |
| February | 51 | $369,509 |
| March | 58 | $374,939 |
| Month | Total Sales | Average Close Price |
|---|---|---|
| January | 69 | $315,544 |
| February | 69 | $292,659 |
| March | 78 | $341,959 |
After years of steady increases in housing prices in Sandy Springs, will the slowdown in the number of sales finally begin to impact rising prices? So far, this does not appear to be the trend. The future remains to be seen, but Sandy Springs continues to be a powerful draw due to great schools, thriving restaurants, retail, entertainment, strong community interaction and so much more!
Children who choose a cause within the community, and then create and execute an event to raise money for that cause… What can be better than that?! Kids Boost is an amazing organization whose mission is “to empower future philanthropists and social entrepreneurs ages 8 to 14”. “So many kids want to give back, but they just don’t always know how”, says Kristen Williams, the founder and executive director of Kids Boost. The organization gives children in the program $100 to help fund their events, and a professional on-staff coach who meets with them weekly to ensure follow through. The coach will ask questions and encourage the participants to come up with personal and meaningful ways to give back philanthropically.
The first 2 questions asked are “What makes your heart happy?” and “What breaks your heart?” The answers to those questions typically determine how the child can best help the situation or circumstance that is most meaningful to that child. While each participant has a professional coach, the events are conceived, managed, and carried out by the children. The kids also get to present the actual “big check” to the recipients! “Throughout the project, the child will become a philanthropist and social entrepreneur, while learning important lessons in money management, civil engagement and communication.” Just, WOW!
The average age of participants is 11 – 12 years old, and the average amount raised by Kids Boost events is $2,200. When children this age are asked what their goal is, they typically answer somewhere between $200 – $500. Just imagine their reactions when they realize they may have exceeded their goals by five to ten times! Parents are strongly encouraged to step back and let their children take the reins, along with their coaches, to manage the projects themselves. The most common feedback received by staff from parents is the confidence boost the children in the program gain. “We get lots of kids who lack confidence or self-esteem, so helping with that is a big bonus!”, says Williams.
Kids Boost had their offices in Sandy Springs until the pandemic. After 2020, they kept working remotely, but many of their participants still live in Sandy Springs and host fundraising events here in our community. A pair of Sandy Springs siblings who are passionate about reading and baking, secured baking supplies from local businesses, baked hundreds of treats, packaged them with their own logo, and sold them to friends and family to raise money to help less fortunate students get books to read through a nonprofit called Purpose Built Schools. They raised over $1,000 which enabled them to help provide a book to every elementary student in a summer learning program. They were onsite to personally help distribute these books to the students as well. Another Sandy Springs youngster who wanted to help children without homes chose to support the Atlanta Children’s Shelter. She organized a yard sale that also featured a bounce house and bake sale. She turned her $100 start-up money into $3,262 and was super proud to present the giant check herself!
Kids Boosters are typically between the ages of 8 -14, but there are plenty of opportunities for people of all ages to be involved. While the children organize and manage the events, adults are needed to donate various items such as venues, supplies, etc. Special talents are needed as well. Adults are paired with their passions, such as art, sports, jewelry-making, cooking, etc. Simply complete the volunteer application and let them know how you would like to be involved!
This is one of the few organizations where recipients of the fundraising events can, and often do, turn around and host an event of their own to pay it forward. The $100 seed money given to every Kid Booster combined with donations that the kids go out and procure themselves allows any child to participate in the program. Kids Boost has created the ability for every child of any background or socio-economic status to become empowered to make a difference in the world.
All of us understand the value of teaching our children “how to fish”. Here is an organization within our community that not only helps us teach our youngsters how to fish, but also teaches them how they can feed those fish to others in need! All of us encounter hardship at some point. There is no question that helping others during their tough times reminds us of the things that we are grateful for in our own lives. Kids Boost helps children fulfill the desire to help others, and hopefully, ignites a passion to continue service throughout their lifetimes.
Donate to a current Kids Boost project
Small Give. Big Impact. – One day smaller projects for kids’ teams, troops, and groupsThe Big Give – One day bigger projects for families and companies
Music venues in Sandy Springs, like in most cities around the country, took a hit during the pandemic, with several small music scenes closing up. But as Covid restrictions recede – especially as the city moves into spring and summer — a variety of bands and locations are screaming out for attention and audiences.
It probably doesn’t hurt that the Sandy Springs Performing Arts Center at City Springs recently hired an interim executive director, as part of its staff rebuilding, who has placed “no restrictions on types of music” he plans to offer.
Michael Pauken said it was the Sandy Springs Performing Arts Center that drew him to Atlanta after having served as general manager/executive director of the North Shore Center for the Performing Arts in Skokie, Ill. for 20 years. When he heard about the opportunity, he thought it would be a good fit for him, having worked for a municipally owned theater like the one here.
The Skokie North Shore Center is a two-theater complex containing a total of 1,185 seats. The Sandy Springs Performing Arts Center also contains two theaters, one the Byers Theatre which seats 1,086 on three levels, as well as the Studio Theatre which has adaptable configurations with up to 400 seats.
In Skokie, Pauken attracted international artists such as Al Jarreau, Art Garfunkel, Graham Nash, Herb Alpert and the Indigo Girls. “We go after whoever is out touring to play in a venue of our size,” Pauken said. “We’re always searching and have dozens of offers in [for] various artists.” His job is made easier by the fact that there are a lot of venues in the Atlanta area that want the same acts.
Although he said he was not ready to announce a fall schedule, he was more than ready to speak about a few upcoming outdoor opportunities for music lovers. A new entertainment program, Sundown Social, will be held most Thursday evenings in the plaza on the City Green, featuring local musicians, food and beverage, starting May 11 from 5:30-7:30 p.m.
The popular City Green Live Friday monthly music series returns on April 28 with the alternative rock band, Better Than Ezra. Another popular music tradition for Sunday evenings, Concerts by the Springs on the Entertainment Lawn at Heritage Park returns May 7 with The Geek Squad.
As in previous years, lawn seating is free and reserved table seating is available for purchase for both City Green Live and Concerts by the Springs. City Springs members enjoy pre-show receptions featuring complimentary hors d’oeuvres and a private cash bar.
According to Pauken, Byers Theatre has been underutilized, partly because it opened just months before the pandemic. He wants to diversify the genres to help increase growth, citing jazz, blues, country, rock and pop.
Helping him attract a variety of artists is long-time Sandy Springs resident and musical aficionado, Steve Grossman. Former owner of Steve’s Live Music which opened in Sandy Springs and closed in 2016, Grossman has “reinvented” himself by booking musicians in different venues.
“I have a passion to create a music culture in Sandy Springs and Pauken supports me,” said Grossman. Most recently he brought Michelle Malone to Studio Theatre to an “almost sold out” crowd. “Michelle plays around the world. She’s one of those local but larger than life people.” He noted that more than 200 attended Malone’s concert while Steve’s Live Music could only hold 100.
In the past few years, Grossman has welcomed artists and small audiences to his home for concerts. People can sign up for his mailing list at steve@steveslivemusic.com. In April, he is showcasing Jimmy Robinson who has been recording and touring for more than 40 years, as well as Hannah Thomas, a local favorite songwriter.
Grossman said he brought five shows to Studio Theatre last year and hopes to double that this year. In discussions with Pauken, Grossman has on his wish list a mini jazz series as well as international music. “I’m exceeding their goal for revenue” for the Malone show, he said noting that ticket sales cover costs.
“I personally love what Steve is doing,” said Pauken, bringing in Atlanta area performers. “I’m excited about what other acts Steve can bring in.”But Grossman also would love more music venues in Sandy Springs. “If you want to build the culture, you can’t just open on weekends,” he said. However, with both the indoor and outdoor areas at City Springs, he said, there could be entertainment every day. “This could be the center” of Sandy Springs’ music culture.
Sure, Sandy Springs is known for its frenetic traffic and ever-sprouting development, but it is also heralded for its devotion to its environment.
For the 13th year – of the city’s 18 – Sandy Springs will be among the dozens of areas throughout the Chattahoochee River watershed engulfed by volunteers who want to keep the areas trash-free. On Saturday, March 25, the annual Sweep the Hooch trash cleanup day will be held at several areas in Sandy Springs: Morgan Falls Overlook Park, Powers Island and Island Ford Walking Site.
Last year, more than 2,300 volunteers collected nearly 60 tons of trash across the Chattahoochee. In partnership with the Chattahoochee River National Recreation Area, volunteers will spread out at more than 50 sites. Volunteers can choose to be walkers, waders or paddlers, but they must register in advance because there’s a limit at each site.
Walkers are land-based volunteers who will pick up trash in and around the river. Wearing wading boots, waders will collect trash from shallow water areas and along the river banks. Paddlers may use kayaks, canoes or stand-up paddleboards and, according to the Chattahoochee Riverkeeper website, will travel three to five miles while picking up litter. Individuals as well as teams of volunteers can sign up. (Contact tbates@chatahoochee.org with questions.)
Keeping river areas clean, however, is not the only example of how Sandy Springs residents show their appreciation for nature. Sandy Springs is one of several cities in the metro Atlanta area that encourage more greenery in residential areas.
Until the end of March planting season, homeowners can request to have up to three canopy trees planted in their yard, free. There is no application fee. The only requirements are for the resident to agree to water, care for, and maintain the trees planted in their yard, and they must be planted in the front yard. According to Trees Atlanta, in general, 10 gallons of water should be applied every other week during the tree’s first growing season which is April to October. “This encourages roots to expect infrequent but deep waterings…Watering should be focused where the roots are, which for one- to two-year-old trees is right around the base.”
Why canopy trees? They provide shade, notably cooling the temperature directly under a tree by 20 to 45 degrees. Canopy trees can come in many forms, but in this climate, the only trees available are tulip poplar (Liriodendron tulipifera) and sycamore (Platanus occidentalis).
Sandy Springs, along with the cities of Atlanta, Brookhaven, Decatur, Doraville, Dunwoody and unincorporated DeKalb County all require an application form to be filled out. Once a form has been submitted, a Trees Atlanta Coordinator will contact the applicant. Click HERE for the Trees Atlanta application.
As spring has sprung on Sandy Springs, residents who are brave enough to battle the pollen are probably ready to investigate the progress of the Sandy Springs Master Trail whose ground was officially broken in December. The 1.88 mile segment includes a scenic boardwalk across Orkin Lake, and will enhance access to the Chattahoochee River, connecting Morgan Falls Overlook Park to Roswell Road at Cimarron Parkway.
The city council adopted the Trail Master Plan in 2019. That plan identified 31.4 miles of proposed greenway trails, side paths, and neighborhood greenways, connecting to 12 schools, 15 parks, and several green spaces. The 10-year implementation plan includes seven miles of trails. The plan was developed along with the Sandy Springs Conservancy and the Path Foundation.
This is not an inexpensive venture. The city council approved a $7.8 million bid from GHC Corp. for the first segment. The council also accepted a $3 million grant from the Georgia Department of Natural Resources to help fund the project, which reportedly will cover 38.5 percent of the trail’s construction cost.The plans called for the trail to be completed by the end of this year.
The 23rd annual Atlanta Jewish Film Festival opens Feb. 8 and closes Feb. 21 with blockbuster films screening at the Sandy Springs Performing Arts Center. Tickets are already selling for the 60 films, originating in more than a dozen countries, that will include full-length narratives, documentaries and short films.
Opening night will feature the Atlanta premiere of a sweet Israeli film, Karaoke, which received 14 Israeli Academy Award nominations, including for Best Film. The closing night film, Killing Me Softly With His Songs, tells the story of the life and iconic works of lyricist-composer Charles Fox. Nearly three dozen screenings will be held at the Sandy Springs center during the festival with free parking available, and open to the entire Atlanta community.
Among those films will be the world premiere of the documentary, Israel Swings for Gold, which is a sequel to a 2017 film and follows Israel’s baseball team as it competes in the 2020 Summer Olympics. Filmmakers and members of the Atlanta Braves team will provide special appearances.
Other notable screenings include the North American premiere of The Devil’s Confession: The Lost Eichmann Tapes, the world premiere of Musical Tales of the Venetian Jewish Ghetto and the Southeastern premiere of Remember This, a one-man theatrical performance by award-winning stage and screen actor David Strathairn. He portrays Jan Karski, a Polish diplomat who tried in vain to warn Western leaders of the mass killings of Jews.
All four of these premieres will have screenings at the Sandy Springs Performing Arts Center.
After a hiatus during the pandemic which forced the film festival to exhibit its movies via streaming, this year the public will be welcomed to in-theatre screenings (as well as some films still shown virtually). The in-person presentations are often followed by panel discussions with filmmakers, actors and other experts.
During its more than two decades, the Atlanta Jewish Film Festival has burgeoned from welcoming fewer than 2,000 film-goers to making history by becoming the largest Jewish film festival in the world. Attracting more than 18,600 moviegoers before the pandemic pause.
According to Kenny Blank, executive and artistic director of the AJFF, the festival would not have become Atlanta’s largest film festival without the hundreds of volunteers who contribute their time to the endeavor. “Volunteers are the backbone of the Atlanta Jewish Film Festival,” he said. “Without their tireless dedication and enthusiasm, the festival would not be able to reach its full potential. They provide vital skills and perspectives, such as fundraising, community outreach, film evaluation, strategic planning, and serving as ambassadors. Their dedication and passion make the festival a success and ensure its ongoing growth.” [Full disclosure, this writer has served as a volunteer.]
This year alone, the more than 100 volunteer members of the AJFF film evaluation committee reviewed 584 film submissions, curating it down to 60 total titles for the 2023 lineup. Since 2000, the AJFF has offered more than 1,200 films. (All the titles can be found at AJFFrecommends.org) More than 350 volunteers serve on committees to evaluate films, provide suggestions for guest programming, and offer their expertise on finance, governance, communications, community engagement and steering committees. This year the AJFF will also be launching an inaugural education committee. The festival seeks to engage new, younger audiences and next generation film lovers.
The annual festival was launched by the Atlanta regional office of the American Jewish Committee, a global advocacy organization whose focus is the Jewish community and Israel. Although the festival still partners with the AJC, it is now an independent non-profit arts organization. Prior to the pandemic, it had offices at the Macquarium building on Peachtree Road. Today, the 13 full-time staff all work remotely. This year’s festival will be its first-ever hybrid, with more than 100 screenings at five metro Atlanta venues. Twenty-two titles will be streamed in what the Festival calls its Virtual Cinema. Tickets are available at AJFF.org
Our community saw a very steady rise in the number of home sales month-over-month through May of 2022. After the crescendo of 87 homes sold in May, the numbers began to drop at almost the exact rate they had risen. This comes as no big surprise as 30- year fixed mortgage rates more than doubled from an average 3.22% in January to 6.7% by the end of September.
The good news for buyers is that we are finally starting to see sale prices in Sandy Springs falter, and even drop, in the high end of the market. While the highest priced home to sell in Sandy Springs this quarter was over $5 Million, the prices for the next 9 sales fell a bit from Q2. Last quarter we saw all 10 top sales at $3 Million or more, while Q3 saw only 4 sales above $3 Million. Moving forward, we expect to see inventory improve while prices adjust to a more reasonable level.
| Month | Number of Sales | Average Close Price |
|---|---|---|
| January | 52 | $953,008 |
| February | 55 | $1,064,302 |
| March | 66 | $1,197,725 |
| April | 69 | $1,074,433 |
| May | 87 | $1,074,997 |
| June | 68 | $1,294,836 |
| July | 65 | $1,051,942 |
| August | 54 | $1,073,675 |
| September | 52 | $1,118,206 |
Attached housing for 3rd quarter, 2022 shows the same basic trajectory as single family housing, illustrating that prices across the board have been affected by the mortgage rate hikes. Steady increases have transitioned into price fluctuations in Q3. Further correction in prices should continue as inventory will hopefully increase making this a good market for buyers again.
| Month | Number of Sales | Average Close Price |
|---|---|---|
| January | 69 | $315,544 |
| February | 69 | $292,659 |
| March | 78 | $341,959 |
| April | 82 | $354,669 |
| May | 103 | $415,504 |
| June | 73 | $412,615 |
| July | 56 | $309,262 |
| August | 86 | $362,443 |
| September | 66 | $350,767 |
As inventory rises, bidding wars begin to go by the wayside, and home prices start to drop, we will see our seller’s market begin to transition into a buyer’s market for the first time in several years.
The PATH400 project has been humming along for a few years now. In case you’re not familiar with PATH400, It is a multi-use trail that follows the Georgia SR 400 corridor from the Lindberg area north toward Sandy Springs. PATH400 connects to other metro Atlanta trail systems like the Atlanta Beltline, and the South Fork Trail. The Path is completed as far north as Wieuca Road, and includes numerous public art installations. Our friends at Livable Buckhead have led the charge to make PATH400 possible, and the project is currently preparing its final stages.
It’s this final stage of construction that will bring PATH400 north, where it will continue into Sandy Springs and connect with trail systems here. Construction will begin soon to take PATH400 north from Wieuca Road along the west side of SR 400. The Path will pass under SR 400 at Mountain Way Common, and continue along the east side of SR 400 to Loridans Drive at Loridans Park. After that, Livable Buckhead and Sandy Springs will coordinate to continue PATH 400 along the east side of SR 400 to the Glenridge connector, where it will interface with future trail connections and continue north.
This section of the Path will go through the former toll plaza site, and cross Windsor Parkway and Northland Drive. The city has hosted numerous planning meetings with the neighborhoods along the route since 2017 to address community concerns with right-of-way, traffic, etc. Various sections of the proposed route will involve grading projects and working around the existing sound barrier walls. The planning committee has proposed interesting solutions such as translucent panels in the sound wall to help prevent the Path from feeling dark and closed off.
Funding for the project will be split between state and Federal grants and TSPLOT funds. $22,854,000 has been approved by the GDOT, and the City of Sandy Springs will pay $4,498,000, with an additional $9.25 million requested from the Atlanta Regional Commission. The project was included in the TSPLOST 2 referendum which was approved in November 2021.
The Sandy Springs trail extension for PATH400 is only 2.3 miles, with .5 miles in Atlanta and 1.8 miles in Sandy Springs, but it should prove to be an important link between Sandy Springs and the rest of Atlanta’s multi-use trail system.
Sandy Springs is a vibrant and growing city just north of Atlanta, Georgia. It’s where beautiful residential neighborhoods meet world-class amenities, and all within a short drive from downtown. If you’re looking for high-end shopping, you’re a foodie looking for your next culinary treat, or even an outdoor adventurer looking for a great place to get away in the woods, Sandy Springs has got you covered!
Sandy Springs offers plenty of community activities to go along with its quiet neighborhoods and beautiful homes. The Performing Arts Center and live music on the City Green at City Springs are just the beginning. There is a lot going on for residents and visitors alike.
