Barry -

You are correct, I was a few key strokes ahead of myself - I know the community having been in it and the area numerous times but went hair trigger on the county. Actually this goes to my point of the homogenous design of homes, areas, shops, traffic in Alpharetta/South Cumming/Johns Creek....You will have lower taxes; the debate will go on over school performance vs the NFulton ones.

Anyway - I pulled data for the easily defined area that Deerlake occupies, interesting stats - based on median sale price only (the best indicator of value trends) -

The peak was June 07 but by June 08 prices were off 7.75%, June 08 to current they're off by 4.37%. From June 07 to current there's a statistical drop of 11.79%. Avg days on market from June 07 to current is up by 141% to about 173; avg number of sale is down 89% over the same period.

Chalk all that up to the usual suspects. Anyway, that's what an appraiser will see when the defined market area and defined price bracket is considered. Still, homes and area carry the same characteristics as NFulton - lower taxes, different schools so that's an individual choice. You can develop opinions based upon the data, but that's a bit more work. Hope it helps.

Hank

Hi Barry,

You're right like my original post says...Forsyth County. It is right at the crossroads of Alpharetta, Duluth, Johns Creek and Suwanee. All are just about within walking distance.

Traffic is king of a bear right now because this area was built up very quickly and the roads were not able to handle the amount of cars coming and going. Most of the larger roads in the area are adding lanes so much of the heavy traffic now will soon be just a memory.

Have you gone by any of the homes for sale in the neighborhood? Deerlake is highly desirable.

Let me know if I can help you in any way,

Lisa Allen, REALTOR
404-925-8261
LisasListings@att.net
http://www.LisasHomeListings.com

Hi Hank - thank you for your feedback. I could be wrong on this, but I was under the impression that Deerlake, despite its Alpharetta address was in Forsythe County.

Does Forsythe have the same problems (tax, traffic, etc) that plague Fulton?

Regards,
Barry

Barry -

I'm all over as both an appraiser and broker - I have no dog in this fight and I didn't just happen to sell a home in there.....

Traffic is a nightmare as is most of that area. Schools are fine and overall, values have fluctuated and come off a bit but not as bad as other areas. That said, the area is ripe with inventory and a long way from being stable; short sales, new homes and conventional sellers chasing fewer buyers means no stability.

Much of Alpharetta is like a monopoly board....red and green homes, Pulix, Kroger, QT, nail places and dry cleaners......most folks deal with the traffic and taxes for the schools. Deerlake is a nice community but there are plenty of other nice communities - if you're a buyer you should be filing your nails for the hunt.

Let me know if you need candid advice - and Fulton County is a disaster, Atlanta is an open sore that bleeds North Fulton. Fingers crossed, the county splits and then you'll see values shoot back up...wishful thinking though.

Hank Miller, SRA, ABR
Associate Broker & Certified Appraiser
Prudential GA Realty
678-428-8276

Goat -
You have an impressive knowledge of the Atlanta area! From your stats on Trulia, looks like you have some great points and have a very large number of "thumbs up" in all parts of the country - I commend your being an active voice on this website and I'm always up for seeing all sides of a point/issue.

It is true that there is a large disparity within Fulton county - and I don't disagree with your take on the politics of Fulton county for the most part.

That said, real estate is a local market - some aspects are global, but for the most part I think it's safe to say that as a full time professional and resident of the county in discussion, I might have a little insight on what's going on. Additionally, there is (still) a movement to separate the North and South counties by creating Milton county - I'm not holding my breath. Forsyth county will ultimately go through the same changes - granted not within any average buyer's "life span" in a home they were to purchase now - and then it will happen all over again in Dawson county... or somewhere else.

It's probably clear that our political beliefs might be a little different and I think it would be a pretty boring world without open discussion...

As far as your "deceiving your mark" statement, I provide my clients with facts and let them make decisions. SEEING the difference between homes in Forsyth and Fulton, and helping them find homes and factors that are important to them. I think it's safe to say that all of us are answering questions here on Trulia to get new clients, but if you don't believe my sincerity on helping people find homes - not selling them something - I'll buy you dinner next time I'm in Denmark, Iowa.

Thanks!!

Lee

Lee said<

"I personally live in Fulton Alpharetta and feel that I get great service, roads, school, parks and more for my tax dollar - I don't mind paying it as long as I am getting something for it!"

So do all these wonderful services that you pay insane taxes for in Fulton county suddenly disappear in Forsyth and surrounding counties? No they don't. Fulton county gets shafted by the politicians seeking to fund Grady hospital and the welfare society in South Atlanta.

You guys need to learn how to deceive your marks a little bit better. Maybe you should ask the NAR how best to proceed.

Hi Barry,

Deerlake is in an awesome subdivision in the Johns Creek Area. I sold a home to a client who has been so happy with the community. It has a very active community that embraces all types of social activities for families, parents only, or just children events. The homes have never lost their values during this housing market change over the past 2 years. Which definitley says alot for Deerlake...It has an Alpharetta address with Forsyth taxes which is such a plus for so many people who hate the Fulton County taxes. It's located in the downtown area of Johns Creek which has so many retail shops and restaurants available but is also so close to Cumming's new Avenues Center which is only like 5-7 miles up the road and next door to the GA400 highway entrance. They are widening the Parkway in front of the Deerlake Development from Johns Creek to Cumming so I forsee the traffic easing up in the very near future. There is a light at the front of Deerlake to help with getting the traffic into the entrance area.

I am very familiar with the local businesses and many of the government officials in the area so if you have any additional questions, I can help you get answers. The school district is great and I recommend you go to http://www.greatschools.com to review where there you would be able to see many of the parents comments of the schools. I think you would be very satisfied to hear feedback from them and others in the area about the quality of life they so much enjoy.

I strive very hard to offer the best service and high integrity with all the work I do, so if I can help you in your search for a home in the area, feel free to contact me at 770-329-3793 or jmcgraw@prudentialgeorgia.com.

Look forward to meeting you very soon.

Joy McGraw
Prudential Georgia Realty
jmcgraw@prudentialgeorgia.com
770-329-3793

Barry -

Thanks for your post here on Trulia!

Deerlake is an excellent community with lake/swim/tennis/playground amenities to name a few. Every time I have shown in the neighborhood, buyers love the community aspect of the homes and the overall look/feel of the neighborhood. There are actually two lakes and a few properties on one of the lakes and a few with lake views, sidewalks on both sides of the street, etc.

Deerlake is in Forsyth county, so the taxes are substantially less than Fulton county. That said, I personally live in Fulton Alpharetta and feel that I get great service, roads, school, parks and more for my tax dollar - I don't mind paying it as long as I am getting something for it! Forsyth schools are also excellent and the county is experiencing tremendous growth - hence what you have heard about traffic.

Deerlake is RIGHT at a bottleneck, where Highway 141 goes from 2 lanes per side down to one - the turn lane into Deerlake is actually where it happens. BUT 141 is being widened all the way up to where it hits Highway 400 at exit 13. Ultimately the DOT will catch up and they will probably have to widen it again by the time they finish - the pains of an ever growing city. Traffic is also only relative to where you are going and when, of course...

Generally, prices in Alpharetta (Forsyth and Fulton) are fairly strong - of course supply and demand have dictated lower prices with a lot of inventory everywhere, but if you plan to hold on to the property for 5 years or more you shouldn't have any major, bottom dropping out type of issues in such a desirable area.

I am happy to get you more information, email you currently active properties in Deerlake - or any other comparable communities - and anything else that would help you if you like.

Best of luck to you!!

Lee Adkins
RE/MAX Greater Atlanta
lee@leeadkins.net
404 966 3247

Taxes are very high in Alpharetta due to it being in Fulton Co.

Watch the trends in this area:

http://www.trulia.com/real_estate/Alpharetta-Georgia/market-…

So far the trend is down and with unemployment and mortgage rates ramping up prices will be hit going forward.

Hi Barry,

Deerlake is a fantastic community in Alpharetta/Forsyth County. Excellent schools and close to everything! Right outside the subdivision are wonderful shops, restaurants and schools are just up the street. Traffic right now is a little on the heavy side but soon road construction will be done and traffice will flow much better.

I've personally seen EVERY home currently listed in Deerlake as I have a client who is very interested in that subdivision. All homes are very nice and worth seeing. Price ranges are holding steady so right now it is a great buy.

Let me know if I can help and I can go into a little more detail for you,

Lisa Allen, REALTOR
404-925-8261
Prudential Georgia Realty
LisasListings@att.net

http://www.LisasHomeListings.com