07-08-2015, 11:19 PM
Location: West Cobb (formerly Vinings)
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I love Smyrna. I love the convenience. I love being right off the Silver Comet. I'm loving that Sprouts just went up within walking distance of my house. However, my kids need to get outside more. Well, I just switched jobs, my new job being in Marietta, and all of a sudden being closer to Atlanta doesn't matter, for now. Suddenly, West Cobb is an equal commute. The lure of getting almost a flat acre new construction won, for now. Not a hilly something or a sliver of land like new construction in Smyrna/Vinings mind you. My new lot in West Cobb could gobble up about ten lots where I currently am.
This is really a sacrifice on all accounts, other than commute, just to get more land. Not even a bigger house since I could have moved up in size with new construction and stayed in Smyrna for the price, but I'd still have a sliver of land. The biggest one being distance to entertainment just when Cumberland is starting to pop. Sigh.
First new construction home as well. For others: It's important to hire an engineer and inspector to do a framing inspection halfway through no matter how good the builder's reputation is. I'm glad we did that.
Not gonna give up on getting back to Smyrna, but the reality in Smyrna is that to "affordably" build exactly what I just did in West Cobb on even close to the same amount of usable land, I'm going to need to get a couple side-by-side tear-down lots first then pay that off then build something custom.
Still, picked the part of West Cobb that is more like Smyrna in some ways: I chose off Macland Rd outside the East-West Connector "perimeter" of Smyrna and Marietta for various reasons including that it's still near a trail, more convenient to Smyrna than the other parts of West Cobb, the greater diversity around Powder Springs than other parts of West Cobb, and that it's Smyrna's due West.
Shopping-wise, around Smyrna is better than West Cobb mm-kay. However, once we past that fact: one thing I like is that I can still hit many of the places on the East-West connector that I could from Smyrna (the value shopping), can get to Avenues of West Cobb via Casteel Rd, and also to Hiram or the Marietta Square. I'll still need to head to Smyrna, Vinings and Cumberland for some things.
Powder Springs is also close by and I always found it kind of cute in a historic-looking sort of way. Not a great shopping scene but it does make a very nice trailhead entrance with some food places within walking distance, if not too picky that day.
Amazingly, prices in the "more established" Harrison Due West versus where I built weren't too different, and Hillgrove district is probably cheaper. At least for the same amount of land.
Edit: By the way, it'll be interesting to see what the Windy Hill tunnel Smyrna's building is gonna mean for Macland Rd<->Smyrna driving during rush-hour. I doubt have high hopes it'll provide any traffic relief for anyone outside of Smyrna. What it will do is what it's really being done for in the first place: Economic development by making Windy Hill more walkable and accessible for local traffic. In the end, that'll put even more cars on Windy Hill Rd to/from Smyrna
In short, Windy Hill is doomed unless a tunnel eventually goes all the way from Austell Rd to Fox Creek golf course. East-West Connector is *gulp* less congested and probably always will be.
Last edited by netdragon; 07-08-2015 at 11:34 PM ..
07-09-2015, 05:09 AM
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Congratulations! You just described the thought process almost all parents go through at some point. Yard, schools, commute: the three main real estate issues parents wrestle with. (And you mentioned all three)
You shouldn't have to justify your decisions. People on this board will already understand because they've BTDT, or they'll argue every point anyway
Good luck and congratulations!
07-09-2015, 08:28 AM
Location: Downtown Marietta
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Reputation: 2192
netdragon, nice to see you back on here. Congrats on your move. I am sure you will be happy, though I am also certain that Smyrna will miss you and your advocacy.
We left Smyrna for similar reasons, first and foremost of which was that new construction in the area had just gotten too expensive for our tastes. Land wasn't a priority for us, which is why we are quite happy with our miniscule lot (that still provides an enormous amount of outdoor living space) in our new urbanist development in downtown Marietta. Quality and generous square footage were concerns, however, and we were finding that it was difficult to find both of those in Smyrna new builds without going well over budget. We have been pleasantly surprised at how much we like the new neighborhood, though, and how little we truly miss Smyrna and Vinings.
As you said, I am sure you will keep going to Smyrna and and Vinings for certain things, as we have. I pass the Paces Ferry Publix most days on the way home from work, and if I need groceries, that's still the best store in the region, in my estimation. I am still getting my pizzas at Bella's or Zucca. But do check out things around the Marietta Square. I have been pleasantly surprised at how much there is to do there, both in terms of activities and restaurants / retail. On weekends, we don't stray much from the neighborhood at all.
Glad to hear you like Sprouts. We checked it out recently and honestly were a bit disappointed, though that was probably driven, in part, by how crowded it was. Still, I don't see us making many special trips to it.
Hope we will be seeing you more often on the forum once again. Keep us posted on your new build. We went through that quite recently. Your advice to have the place inspected while it is still in the process of framing is a good one, and something we did also. Building a new place from scratch is a ton of fun, and while it brings its own challenges and stresses, the end product is incredibly worth it, at least in our case.
07-09-2015, 10:26 AM
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I don't know why you sound so apologetic, NetDragon. Adults/parents have to make logical choices that are not based on the needs or wants of our former single, childless selves. Priorities change and preferences may alter or expand. I live in Kennesaw, and I can get to Smyrna, Powder Springs and Marietta with ease (let alone anywhere else within about 30 minutes when there's no traffic). At the same time, the public schools my children attend are highly rated; I am near great parks; shopping is abundant; diversity is rampant; the "village like scene" of downtown Marietta is nearby; and the community is among the safest and crime-free, I dare say, in Metro Atlanta, period.
07-09-2015, 10:37 AM
Location: West Cobb (formerly Vinings)
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I got lucky with one thing: I was concerned it wouldn't appreciate the way Smyrna is, since that part of Cobb (near Moon Rd, New Macland, etc) is not very developed. But Hiram has gone on fire, filling up fast and I find out that a little chunk of Paulding county is going to be filled up by a reservoir (quite ironically on the other end of Dabbs Bridge Rd from Allatoona). All of a sudden Paulding county is putting significant pressure on West Cobb real estate and I'm not too worried whether I'll lose out on any appreciation. When Hiram appreciates to where West Cobb is now, obviously we know what will happen to West Cobb.
For the sake of Cobb County, I hope someday the area between West Cobb and Smyrna starts to appreciate (Austell Rd area)
07-09-2015, 10:43 AM
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Hiram actually has a quaint and nice "downtown" village. I've been there a few times and can certainly understand the appeal of the pastoral, country-like atmosphere with all the necessities and conveniences one needs for daily living, while being about 45 minutes from the COA.
07-09-2015, 10:50 AM
Location: Kirkwood
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Quote:
Originally Posted by
netdragon
I got lucky with one thing: I was concerned it wouldn't appreciate the way Smyrna is, since that part of Cobb (near Moon Rd, New Macland, etc) is not very developed. But Hiram has gone on fire, filling up fast and I find out that a little chunk of Paulding county is going to be filled up by a reservoir (quite ironically on the other end of Dabbs Bridge Rd from Allatoona). All of a sudden Paulding county is putting significant pressure on West Cobb real estate and I'm not too worried whether I'll lose out on any appreciation. When Hiram appreciates to where West Cobb is now, obviously we know what will happen to West Cobb.
For the sake of Cobb County, I hope someday the area between West Cobb and Smyrna starts to appreciate (Austell Rd area)
Austell and Windy Hill corridors were leapfrogged by new investment.
07-09-2015, 10:53 AM
Location: West Cobb (formerly Vinings)
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Quote:
Originally Posted by
hautemomma
Hiram actually has a quaint and nice "downtown" village. I've been there a few times and can certainly understand the appeal of the pastoral, country-like atmosphere with all the necessities and conveniences one needs for daily living, while being about 45 minutes from the COA.
Hiram is hot right now, just like Cobb County and the rest of NW metro. Not sure how long that rural atmosphere will last. It may take some zoning magic for long-time residents to keep the Bill Carruth Pkwy stuff from invading 92 when full build-out on Bill Carruth happens in the very near future, assuming they don't want the center of town to turn into mcmansion central.
07-09-2015, 01:31 PM
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I live in West Cobb. While the lack of interstate access is annoying, I do really love being just about equidistant from Hiram (Super Target!), Kennesaw/Town Center, Marietta Square, and "Eastell" (EW Connector/Austell shops). The only thing I'd really like are more restaurants within a 10 minute drive. Maybe one day.
I think the biggest disadvantage is that going into the city (Atlanta) seems like a day trip-- too much effort and distance for a dinner out unless it's a special occasion.
07-09-2015, 07:05 PM
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Nettie,
Are you in the Hillgrove district or McEachern district?
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People in Group quarters - Correctional institutions (%)
People in Group quarters - Federal prisons and detention centers (%)
People in Group quarters - Halfway houses (%)
People in Group quarters - Local jails and other confinement facilities (including police lockups) (%)
People in Group quarters - Military disciplinary barracks (%)
People in Group quarters - State prisons (%)
People in Group quarters - Other types of correctional institutions (%)
People in Group quarters - Nursing homes (%)
People in Group quarters - Hospitals/wards, hospices, and schools for the handicapped (%)
People in Group quarters - Hospitals/wards and hospices for chronically ill (%)
People in Group quarters - Hospices or homes for chronically ill (%)
People in Group quarters - Military hospitals or wards for chronically ill (%)
People in Group quarters - Other hospitals or wards for chronically ill (%)
People in Group quarters - Hospitals or wards for drug/alcohol abuse (%)
People in Group quarters - Mental (Psychiatric) hospitals or wards (%)
People in Group quarters - Schools, hospitals, or wards for the mentally retarded (%)
People in Group quarters - Schools, hospitals, or wards for the physically handicapped (%)
People in Group quarters - Institutions for the deaf (%)
People in Group quarters - Institutions for the blind (%)
People in Group quarters - Orthopedic wards and institutions for the physically handicapped (%)
People in Group quarters - Wards in general hospitals for patients who have no usual home elsewhere (%)
People in Group quarters - Wards in military hospitals for patients who have no usual home elsewhere (%)
People in Group quarters - Juvenile institutions (%)
People in Group quarters - Long-term care (%)
People in Group quarters - Homes for abused, dependent, and neglected children (%)
People in Group quarters - Residential treatment centers for emotionally disturbed children (%)
People in Group quarters - Training schools for juvenile delinquents (%)
People in Group quarters - Short-term care, detention or diagnostic centers for delinquent children (%)
People in Group quarters - Type of juvenile institution unknown (%)
People in Group quarters - Noninstitutionalized population (%)
People in Group quarters - College dormitories (includes college quarters off campus) (%)
People in Group quarters - Military quarters (%)
People in Group quarters - On base (%)
People in Group quarters - Barracks, unaccompanied personnel housing (UPH), (Enlisted/Officer), ;and similar group living quarters for military personnel (%)
People in Group quarters - Transient quarters for temporary residents (%)
People in Group quarters - Military ships (%)
People in Group quarters - Group homes (%)
People in Group quarters - Homes or halfway houses for drug/alcohol abuse (%)
People in Group quarters - Homes for the mentally ill (%)
People in Group quarters - Homes for the mentally retarded (%)
People in Group quarters - Homes for the physically handicapped (%)
People in Group quarters - Other group homes (%)
People in Group quarters - Religious group quarters (%)
People in Group quarters - Dormitories (%)
People in Group quarters - Agriculture workers' dormitories on farms (%)
People in Group quarters - Job Corps and vocational training facilities (%)
People in Group quarters - Other workers' dormitories (%)
People in Group quarters - Crews of maritime vessels (%)
People in Group quarters - Other nonhousehold living situations (%)
People in Group quarters - Other noninstitutional group quarters (%)
Residents speaking English at home (%)
Residents speaking English at home - Born in the United States (%)
Residents speaking English at home - Native, born elsewhere (%)
Residents speaking English at home - Foreign born (%)
Residents speaking Spanish at home (%)
Residents speaking Spanish at home - Born in the United States (%)
Residents speaking Spanish at home - Native, born elsewhere (%)
Residents speaking Spanish at home - Foreign born (%)
Residents speaking other language at home (%)
Residents speaking other language at home - Born in the United States (%)
Residents speaking other language at home - Native, born elsewhere (%)
Residents speaking other language at home - Foreign born (%)
Class of Workers - Employee of private company (%)
Class of Workers - Self-employed in own incorporated business (%)
Class of Workers - Private not-for-profit wage and salary workers (%)
Class of Workers - Local government workers (%)
Class of Workers - State government workers (%)
Class of Workers - Federal government workers (%)
Class of Workers - Self-employed workers in own not incorporated business and Unpaid family workers (%)
House heating fuel used in houses and condos - Utility gas (%)
House heating fuel used in houses and condos - Bottled, tank, or LP gas (%)
House heating fuel used in houses and condos - Electricity (%)
House heating fuel used in houses and condos - Fuel oil, kerosene, etc. (%)
House heating fuel used in houses and condos - Coal or coke (%)
House heating fuel used in houses and condos - Wood (%)
House heating fuel used in houses and condos - Solar energy (%)
House heating fuel used in houses and condos - Other fuel (%)
House heating fuel used in houses and condos - No fuel used (%)
House heating fuel used in apartments - Utility gas (%)
House heating fuel used in apartments - Bottled, tank, or LP gas (%)
House heating fuel used in apartments - Electricity (%)
House heating fuel used in apartments - Fuel oil, kerosene, etc. (%)
House heating fuel used in apartments - Coal or coke (%)
House heating fuel used in apartments - Wood (%)
House heating fuel used in apartments - Solar energy (%)
House heating fuel used in apartments - Other fuel (%)
House heating fuel used in apartments - No fuel used (%)
Armed forces status - In Armed Forces (%)
Armed forces status - Civilian (%)
Armed forces status - Civilian - Veteran (%)
Armed forces status - Civilian - Nonveteran (%)
Fatal accidents locations in years 2005-2021
Fatal accidents locations in 2005
Fatal accidents locations in 2006
Fatal accidents locations in 2007
Fatal accidents locations in 2008
Fatal accidents locations in 2009
Fatal accidents locations in 2010
Fatal accidents locations in 2011
Fatal accidents locations in 2012
Fatal accidents locations in 2013
Fatal accidents locations in 2014
Fatal accidents locations in 2015
Fatal accidents locations in 2016
Fatal accidents locations in 2017
Fatal accidents locations in 2018
Fatal accidents locations in 2019
Fatal accidents locations in 2020
Fatal accidents locations in 2021
Alcohol use - People drinking some alcohol every month (%)
Alcohol use - People not drinking at all (%)
Alcohol use - Average days/month drinking alcohol
Alcohol use - Average drinks/week
Alcohol use - Average days/year people drink much
Audiometry - Average condition of hearing (%)
Audiometry - People that can hear a whisper from across a quiet room (%)
Audiometry - People that can hear normal voice from across a quiet room (%)
Audiometry - Ears ringing, roaring, buzzing (%)
Audiometry - Had a job exposure to loud noise (%)
Audiometry - Had off-work exposure to loud noise (%)
Blood Pressure & Cholesterol - Has high blood pressure (%)
Blood Pressure & Cholesterol - Checking blood pressure at home (%)
Blood Pressure & Cholesterol - Frequently checking blood cholesterol (%)
Blood Pressure & Cholesterol - Has high cholesterol level (%)
Consumer Behavior - Money monthly spent on food at supermarket/grocery store
Consumer Behavior - Money monthly spent on food at other stores
Consumer Behavior - Money monthly spent on eating out
Consumer Behavior - Money monthly spent on carryout/delivered foods
Consumer Behavior - Income spent on food at supermarket/grocery store (%)
Consumer Behavior - Income spent on food at other stores (%)
Consumer Behavior - Income spent on eating out (%)
Consumer Behavior - Income spent on carryout/delivered foods (%)
Current Health Status - General health condition (%)
Current Health Status - Blood donors (%)
Current Health Status - Has blood ever tested for HIV virus (%)
Current Health Status - Left-handed people (%)
Dermatology - People using sunscreen (%)
Diabetes - Diabetics (%)
Diabetes - Had a blood test for high blood sugar (%)
Diabetes - People taking insulin (%)
Diet Behavior & Nutrition - Diet health (%)
Diet Behavior & Nutrition - Milk product consumption (# of products/month)
Diet Behavior & Nutrition - Meals not home prepared (#/week)
Diet Behavior & Nutrition - Meals from fast food or pizza place (#/week)
Diet Behavior & Nutrition - Ready-to-eat foods (#/month)
Diet Behavior & Nutrition - Frozen meals/pizza (#/month)
Drug Use - People that ever used marijuana or hashish (%)
Drug Use - Ever used hard drugs (%)
Drug Use - Ever used any form of cocaine (%)
Drug Use - Ever used heroin (%)
Drug Use - Ever used methamphetamine (%)
Health Insurance - People covered by health insurance (%)
Kidney Conditions-Urology - Avg. # of times urinating at night
Medical Conditions - People with asthma (%)
Medical Conditions - People with anemia (%)
Medical Conditions - People with psoriasis (%)
Medical Conditions - People with overweight (%)
Medical Conditions - Elderly people having difficulties in thinking or remembering (%)
Medical Conditions - People who ever received blood transfusion (%)
Medical Conditions - People having trouble seeing even with glass/contacts (%)
Medical Conditions - People with arthritis (%)
Medical Conditions - People with gout (%)
Medical Conditions - People with congestive heart failure (%)
Medical Conditions - People with coronary heart disease (%)
Medical Conditions - People with angina pectoris (%)
Medical Conditions - People who ever had heart attack (%)
Medical Conditions - People who ever had stroke (%)
Medical Conditions - People with emphysema (%)
Medical Conditions - People with thyroid problem (%)
Medical Conditions - People with chronic bronchitis (%)
Medical Conditions - People with any liver condition (%)
Medical Conditions - People who ever had cancer or malignancy (%)
Mental Health - People who have little interest in doing things (%)
Mental Health - People feeling down, depressed, or hopeless (%)
Mental Health - People who have trouble sleeping or sleeping too much (%)
Mental Health - People feeling tired or having little energy (%)
Mental Health - People with poor appetite or overeating (%)
Mental Health - People feeling bad about themself (%)
Mental Health - People who have trouble concentrating on things (%)
Mental Health - People moving or speaking slowly or too fast (%)
Mental Health - People having thoughts they would be better off dead (%)
Oral Health - Average years since last visit a dentist
Oral Health - People embarrassed because of mouth (%)
Oral Health - People with gum disease (%)
Oral Health - General health of teeth and gums (%)
Oral Health - Average days a week using dental floss/device
Oral Health - Average days a week using mouthwash for dental problem
Oral Health - Average number of teeth
Pesticide Use - Households using pesticides to control insects (%)
Pesticide Use - Households using pesticides to kill weeds (%)
Physical Activity - People doing vigorous-intensity work activities (%)
Physical Activity - People doing moderate-intensity work activities (%)
Physical Activity - People walking or bicycling (%)
Physical Activity - People doing vigorous-intensity recreational activities (%)
Physical Activity - People doing moderate-intensity recreational activities (%)
Physical Activity - Average hours a day doing sedentary activities
Physical Activity - Average hours a day watching TV or videos
Physical Activity - Average hours a day using computer
Physical Functioning - People having limitations keeping them from working (%)
Physical Functioning - People limited in amount of work they can do (%)
Physical Functioning - People that need special equipment to walk (%)
Physical Functioning - People experiencing confusion/memory problems (%)
Physical Functioning - People requiring special healthcare equipment (%)
Prescription Medications - Average number of prescription medicines taking
Preventive Aspirin Use - Adults 40+ taking low-dose aspirin (%)
Reproductive Health - Vaginal deliveries (%)
Reproductive Health - Cesarean deliveries (%)
Reproductive Health - Deliveries resulted in a live birth (%)
Reproductive Health - Pregnancies resulted in a delivery (%)
Reproductive Health - Women breastfeeding newborns (%)
Reproductive Health - Women that had a hysterectomy (%)
Reproductive Health - Women that had both ovaries removed (%)
Reproductive Health - Women that have ever taken birth control pills (%)
Reproductive Health - Women taking birth control pills (%)
Reproductive Health - Women that have ever used Depo-Provera or injectables (%)
Reproductive Health - Women that have ever used female hormones (%)
Sexual Behavior - People 18+ that ever had sex (vaginal, anal, or oral) (%)
Sexual Behavior - Males 18+ that ever had vaginal sex with a woman (%)
Sexual Behavior - Males 18+ that ever performed oral sex on a woman (%)
Sexual Behavior - Males 18+ that ever had anal sex with a woman (%)
Sexual Behavior - Males 18+ that ever had any sex with a man (%)
Sexual Behavior - Females 18+ that ever had vaginal sex with a man (%)
Sexual Behavior - Females 18+ that ever performed oral sex on a man (%)
Sexual Behavior - Females 18+ that ever had anal sex with a man (%)
Sexual Behavior - Females 18+ that ever had any kind of sex with a woman (%)
Sexual Behavior - Average age people first had sex
Sexual Behavior - Average number of female sex partners in lifetime (males 18+)
Sexual Behavior - Average number of female vaginal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a woman (18+)
Sexual Behavior - Average number of woman performed oral sex on in lifetime (18+)
Sexual Behavior - Average number of male sex partners in lifetime (males 18+)
Sexual Behavior - Average number of male anal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a man (18+)
Sexual Behavior - Average number of male oral sex partners in lifetime (18+)
Sexual Behavior - People using protection when performing oral sex (%)
Sexual Behavior - Average number of times people have vaginal or anal sex a year
Sexual Behavior - People having sex without condom (%)
Sexual Behavior - Average number of male sex partners in lifetime (females 18+)
Sexual Behavior - Average number of male vaginal sex partners in lifetime (females 18+)
Sexual Behavior - Average number of female sex partners in lifetime (females 18+)
Sexual Behavior - Circumcised males 18+ (%)
Sleep Disorders - Average hours sleeping at night
Sleep Disorders - People that has trouble sleeping (%)
Smoking-Cigarette Use - People smoking cigarettes (%)
Taste & Smell - People 40+ having problems with smell (%)
Taste & Smell - People 40+ having problems with taste (%)
Taste & Smell - People 40+ that ever had wisdom teeth removed (%)
Taste & Smell - People 40+ that ever had tonsils teeth removed (%)
Taste & Smell - People 40+ that ever had a loss of consciousness because of a head injury (%)
Taste & Smell - People 40+ that ever had a broken nose or other serious injury to face or skull (%)
Taste & Smell - People 40+ that ever had two or more sinus infections (%)
Weight - Average height (inches)
Weight - Average weight (pounds)
Weight - Average BMI
Weight - People that are obese (%)
Weight - People that ever were obese (%)
Weight - People trying to lose weight (%)