Susan, Home Buyer in Atlanta, GA

Which side of GA 400 to live on?

Asked by Susan, Atlanta, GA Fri Mar 13, 2009

I'm looking to buy in South Roswell or that small finger of Alpharetta that borders Roswell (near Horseshoe Bend). Does anyone have any thoughts on the traffic in those areas? I'm hearing that the traffic on the east side of GA 400 is worse (that Holcomb Bridge Road is a nightmare).

Can anyone recommend subdivisions that are swim/tennis in those areas ($400,000-$500,000 price range)? Good schools are a must too.

Thank you!

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5
Susan,

I have lived West of 400 in Roswell for 17 years. I think the traffic is lighter on the West side of 400. When I head south during rush hour, I don't go East to work my way South. Instead I take Woodstock Rd. to Canton Street and then get on Hwy 9 (Alpharetta Hwy or Atlanta St. among other names). I will take up 400 south at Northridge where it seems to break up (unless it's rainy or there's an accident) I am sold on the West side of Roswell. You are near the downtown area and plenty of parks and shopping. The Roswell Area Park on Woodstock Rd. is one of the nicest in the Atlanta area. I love the restaurants and shops on Canton Street and the "small town atmosphere". The schools are great and there are wonderful neighborhoods like Wexford,Devereaux Downs,Wildwood Springs,Brookfield and Edenwilde to name a few. Best of luck in your search.

Susan Wesley
Keller Williams Realty Consultants
Roswell Office
678-907-9288
0 votes Thank Flag Link Thu Jul 30, 2009
Susan -
Holcomb Bridge is a nightmare, but there are many contributory factors to considering traffic in this area - I am very familiar with Horseshoe Bend, and I live in that "finger" of Alpharetta off of Brumbelow Road. Traffic is (of course) only relevant to when and where you are headed somewhere. There are tons of back roads any direction you are headed to - the most notable ones being Holcomb Bridge (south/east) to Spalding to Winters Chapel to get to Peachtree Industrial/I-285) or taking Eves Road (Holcomb West for about 1 mile, or taking Scott Road past Centennial HS) to get on 400 Southbound or just to get under or to the other side of 400 without dealing with Holcomb Bridge. There is also good access to Mansell or Haynes Bridge and other short cuts - I'll spare you a 5 paragraph essay on them, but I'm happy to share more details if you like.

My personal recommendation in that price range would be for either Centennial, Chattahoochee or the new John's Creek High School. To be in Alpharetta (and these schools) I would recommend River Glen, Hartridge/Mayfair, Bridgewater, Queensbury, Glastonberry, Tuxford, most subdivisions off Waters Road.
I know someone in River Glen in that price range who is yet to list, but moving this week - to another house in River Glen - not an inducement to call me, but I do...

Please be mindful that they have rezoned our area for the 09-10 school year. You probably want to check out this link to the rezoning: http://www2.fultonschools.org/school/NorthFultonHS/Images/Ap…

I would be happy to consult with you more - or you can post back here with more information about what you are looking for - Basement? Master on main? There are a lot of options for you and any specifics would help us give you a more accurate answer.

Best of luck to you!

Lee
leeadkins@remax.net
404 966 3247
0 votes Thank Flag Link Sun Mar 15, 2009
Hi Susan,

I also live right in that area (off Cox Rd) and between sales and appraisals I crawl these roads daily and Crossville Rd (Hwy 92 - it has several names depending on where you are), is the main E/W run between Woodstock and Roswell. The growth in this corridor resulted in steady and heavy traffic marching east and west to 400. That section Of HBR between SR9 and the west side of 400 is a chronic mess, there are times when it's a little easier but rush hours are going to crawl regardless. There are back roads as well, you and the thousands of other residents will get familiar with those :)

The schools Joile noted are solid and you might also consider dropping just south of 92 into Cobb, those north Cobb schools are outstanding as well and your taxes will be a bit lower. There are multiple subdivisions up and down highway 92, Horseshoe Bend is a nice on east of 400 and you can get into Brookfield CC in Roswell (very close to RHS) for that 400-500K range as well. We just put a buyer in there on a relo home that we didn't expect to get but we finally convinced them that a bird in the hand.....

Drop me an email with more info, this is what we do full time all of the time -

Hank Miller, SRA, ABR
Associate Broker & Certified Appraiser
Prudential GA Realty
678-428-8276
0 votes Thank Flag Link Sat Mar 14, 2009
Hi Susan,

As a resident of Roswell (west of 400). I can tell you, in my experience getting to 400 during rush hour is not too rough. I find that by staying in the middle lane, the moving over shortly after Roswell Rd you can make it there. East of 400 there are no options but to stick to the left lane for a while. Some great swim/tennis neighborhoods to consider west are Hadfield, Wildwood Springs, Brookfield, and Wexford. The first 3 are in Mountain Park Elem, and Wexford is in Sweet Apple. All 4 attend Crabapple Middle, and Roswell High School. All of which are desireable, and one of the reasons we chose this section of Roswell (Mountain Park Elem).

Let me know if I can be of further assitance. And welcome to the neighborhood if you choose this area of Roswell.

Jolie Abreu, Realtor®
Keller Williams Realty Consultants
(678) 894-4409 Direct
(404) 704-0284 Fax
jolie@helpinghomes.net
http://www.helpinghomes.net
Web Reference: http://www.helpinghomes.net
0 votes Thank Flag Link Fri Mar 13, 2009
Well, rush hour traffic is generally really bad anywhere around 400. You are correct in that Holcomb Bridg Road is a bottleneck area. As far as East or West of 400, the traffic on the back roads that connect from Alpharetta into Gwinnette County through Duluth are the worst. However, if you are commuting do downtown Atlanta from there and actually getting on 400, it's about the same on either side. If you tell me where you'll be commuting to, I can probably recommend an area with the least traffic that will get you a nice home in a swim/tennis for your price range that will also have excellent schools. Feel free to contact me any time. See my web site link below for full contact information.
0 votes Thank Flag Link Fri Mar 13, 2009
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