Suwanee Gwinnett vs Suwanee,Cumming. Forsyth (Lawrenceville, Duluth: low income, real estate market, 2013)

[wilful]

All things being equal which of these two areas will do better over the next 10 to 15 years in terms of housing appreciation, good governance, schools, and overall quality of life?

[Go Blue 99]

Personally, I don't see any difference over that time frame. Both will be good options. There is a lot of available land in those areas so I wouldn't expect above average house appreciation.

Just go with the house you like better/price range/close to work.

[GregG6]

Originally Posted by wilful

All things being equal which of these two areas will do better over the next 10 to 15 years in terms of housing appreciation, good governance, schools, and overall quality of life?

Cumming/Forsyth. Gwinnett real estate has been steadily dropping over the years, and will continue to. While if you look just in the last 2 years lower Forsyth housing has skyrocketed in price. Take Lawrenceville for example.
10 years ago people were buying $350,000 homes in Lawrencevillle. Those same homes today are selling for $300,000.
Just 5 years ago the majority of the homes in south Forsyth were being sold for around $170,000. Those same homes are now listed on the market for $330,000.
Suwanee is at that "peak" phase where decent sized brick homes are in the $300-$400k range. It's only a matter of time before it turns in to another low income high crime area like Lawrenceville.

[wilful]

Originally Posted by GregG6

Cumming/Forsyth. Gwinnett real estate has been steadily dropping over the years, and will continue to. While if you look just in the last 2 years lower Forsyth housing has skyrocketed in price. Take Lawrenceville for example.
10 years ago people were buying $350,000 homes in Lawrencevillle. Those same homes today are selling for $300,000.
Just 5 years ago the majority of the homes in south Forsyth were being sold for around $170,000. Those same homes are now listed on the market for $330,000.
Suwanee is at that "peak" phase where decent sized brick homes are in the $300-$400k range. It's only a matter of time before it turns in to another low income high crime area like Lawrenceville.

Suwanee/Gwinnett and Suwanee/Forsyth real estate value have been increasing not decreasing over the past several years. Think you are way off base on your prediction going forward. No way Suwanee will be low income high crime anytime soon.

Both Suwanee Gwinnett and Forsyth, have outstanding school districts and high income folks living in $500,000 to $1,000,000 homes. That won't change anytime soon.

Cumming benefits from "white flight" but that's about it.

[GregG6]

Originally Posted by wilful

Suwanee/Gwinnett and Suwanee/Forsyth real estate value have been increasing not decreasing over the past several years. Think you are way off base on your prediction going forward. No way Suwanee will be low income high crime anytime soon.

Both Suwanee Gwinnett and Forsyth, have outstanding school districts and high income folks living in $500,000 to $1,000,000 homes. That won't change anytime soon.

Cumming benefits from "white flight" but that's about it.

What is "white flight"? Ask anyone in real estate about the trend in Gwinnett, or do your own research. Everyone who bought a house in Cumming back in 2005 knows that their home is now worth double what it was back then. Those who purchased homes in Lawrenceville back in 2005 are pretty upset right now because after all the taxes and insurance payments, their home is worth the same or less than it was back then. The trend is spreading eastward as more low income folks move towards the Suwanee and Duluth Areas.

[magnetar]

Originally Posted by GregG6

What is "white flight"? Ask anyone in real estate

What is "white flight?" Ask anyone in real estate.

[GregG6]

Originally Posted by magnetar

What is "white flight?" Ask anyone in real estate.

Still wrong because Cumming has a fast growing Black population.

[wilful]

[quote=GregG6;44073027]What is "white flight"? Ask anyone in real estate about the trend in Gwinnett, or do your own research. Everyone who bought a house in Cumming back in 2005 knows that their home is now worth double what it was back then. Those who purchased homes in Lawrenceville back in 2005 are pretty upset right now because after all the taxes and insurance payments, their home is worth the same or less than it was back then. The trend is spreading eastward as more low income folks move towards the Suwanee and Duluth Areas.[/Q

White flight is a well documented term describing the propensity for whites to flee areas when folks that don't look like them start moving into their communities. I am surprised that someone as knowledgeable, on real estate, as you purport to be hasn't heard the term before.

Cumming appears to have done well but i think the "doubling" that you are talking about is a stretch and count me as skeptical on that one. Some areas of Lawrenceville have not done well but other areas (30043) have done very well and will continue to do so, as the Collins Hill cluster is strong and homes over $500,000 are being built near the Sugarloaf Mills area.

In terms of Suwanee/Duluth and your predictions you are just flat wrong. Suwanee is not going down hill anytime soon and Duluth especially the 30097 area, is and will continue to be an attractive place to live. There is a major mixed use project that is underway at the intersection of Sugarloaf Parkway and PIB, that is anchored by a Sprouts and a high end apartment complex. Last time I checked Sprouts doesn't venture into areas that have weak income demographics and a declining future.

Also, ever heard of Sugarloaf Country Club (Duluth) and the River Club (Suwanee)? Both are very high end communities that rival anything in Cumming and certainly are not consistent with the eastward spread of all these low income types you are referring to.

As a matter of fact (City Data) the median income for Cumming is $40,000 vs $58,000 for Duluth and wait for it - $78,000 for Suwanee.

So maybe Cumming is where the low incomes folks are headed?

[GregG6]

Originally Posted by wilful

White flight is a well documented term describing the propensity for whites to flee areas when folks that don't look like them start moving into their communities.

Well, you're a racist if you think that way. Firstly, your city-data "data" is not from 2016. Secondly, right now real estate is at a peak in Suwanee, so yes you're purchasing a house in a "high-end" area for now. 5 years from now it will be a low income/high crime area just like Lawrenceville and housing values will drop slightly, while places in Cumming increase exponentially.


Real Estate Market Trends for Cumming, GA - Trulia

Real Estate Market Trends for Suwanee, GA 30024 - Trulia

[wilful]

Originally Posted by GregG6

Well, you're a racist if you think that way. Firstly, your city-data "data" is not from 2016. Secondly, right now real estate is at a peak in Suwanee, so yes you're purchasing a house in a "high-end" area for now. 5 years from now it will be a low income/high crime area just like Lawrenceville and housing values will drop slightly, while places in Cumming increase exponentially.


Real Estate Market Trends for Cumming, GA - Trulia

Real Estate Market Trends for Suwanee, GA 30024 - Trulia

So I'm a racist because I point out that the term white flight, which apparently you had never heard of, is a well known phrase, based on the well known fact, that whites flee areas when they feel blacks and or other, groups that don't look like them are coming. Really! Perhaps as Jack Nicholson (A Few Good Men movie) said you can't handle the truth!


I did use 2013 city data info because that was the most recent on the site but Suwanee median household income is now(based on Trulia) $108,000, Duluth is $73,000 and wait for it Cumming is $82,000. Folks in Suwannee are also more highly educated with 65% being college educated vs 49% for you "hood" in Cumming.

I'll take my chances in Suwanee, with its great quality of life and great schools - all rated 10, for both the short and long term and if your happy in Cumming then all the best!

Really need to drop the name calling though.