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Brookhaven’s dining scene just got a major upgrade with the recent opening of 1678 Omakase, an intimate chef-driven sushi spot that’s already generating buzz among local foodies.
this new restaurant offers a rare combination: high-quality omakase in a cozy setting without the hefty price tag typically associated with such experiences.
What To Expect at 1678 Omakase in Brookhaven
With just 16 seats across two eight-seat counters (some sources note eight-seat setups), 1678 Omakase provides an up-close-and-personal view of the chefs at work.
Fish is shipped daily from Tokyo’s renowned Toyosu Fish Market, ensuring peak freshness for every piece.Diners can choose from tasting menus of 12 courses (lunch option, around $58), 16 courses ($78), or 20 courses ($128).
The restaurant’s clever name, “1678,” directly nods to its signature 16-course menu priced at just $78 – a standout value in Atlanta’s omakase landscape, where similar experiences often run double or triple that amount.
Early reviews are glowing. Visitors praise the knowledgeable chefs who explain each piece, the relaxed modern ambiance, and thoughtful touches like freshly ground matcha prepared tableside and a complimentary homemade matcha cheesecake to finish. During its soft opening phase, the spot even allowed BYOB (beer, wine, or sake), adding to its approachable vibe.
Where Is 1678 Omakase Located?
1678 Omakase is loacated at 804 Town Blvd NE, Suite A1050 in the heart of Town Brookhaven. Here is a map to help you find it.
The restaurant opened its doors on December 2, 2025, and has quickly become Brookhaven’s first dedicated omakase venue. It’s open Tuesday through Sunday, with lunch service and timed dinner seatings.
Reservations are essential and handled exclusively through Resy – spots are filling up fast, so plan ahead.
Final Word
Atlanta’s Asian cuisine is tops in the Southeast, and 1678 Omakase is just one of many examples.
Whether you’re a sushi aficionado or looking for a special date-night spot, 1678 Omakase is a welcome addition to north Atlanta’s culinary map. Stop by Town Brookhaven and see what the excitement is about!
More Food Coverage:
Here Are The Best New Restaurants In Atlanta
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In a heartbreaking finish to the 2025 season, the No. 3 Georgia Bulldogs fell 39-34 to the No. 6 Ole Miss Rebels in the College Football Playoff quarterfinal at the Allstate Sugar Bowl on New Year’s Day.
The Dawgs, fresh off an SEC championship, led by nine points at halftime but couldn’t hold off a furious second-half rally from the Rebels, capped by a 47-yard game-winning field goal with six seconds remaining.
Georgia finishes the year 12-2, with both losses coming in high-stakes postseason environments. Here are five key takeaways from Thursday night’s stunning defeat:
1. The Fourth-Quarter Magic Finally Ran Out
Georgia entered the game with an impeccable record in close contests, but the Bulldogs’ streak of resilience in the final frame came to an end.
After building a 21-12 halftime lead behind strong rushing from Nate Frazier and Cash Jones, the offense stalled in the second half, managing just three points on their first four possessions after the break.
A late rally tied the game at 34-34 on a Peyton Woodring field goal with 56 seconds left, but Ole Miss quickly responded with a 40-yard bomb to set up the winner. The Dawgs had won 75 straight games when leading entering the fourth quarter — until tonight.
2. Gunner Stockton Showed Promise, But Inexperience Showed in Crunch Time
First-year starter Gunner Stockton battled valiantly in his biggest stage yet, completing 15 of 31 passes for 219 yards and a touchdown while adding a scrambling score on the ground.
He engineered key drives late, including the game-tying march, displaying the toughness and improvisation that could make him a star in 2026.
However, critical sacks and a late fumble on a chaotic kickoff return highlighted the growing pains of a young quarterback facing a relentless Ole Miss pass rush. Stockton’s performance offers hope for the future, but the margin for error in playoff football proved too slim.
3. Defense Couldn’t Contain Trinidad Chambliss’ Heroics
The Bulldogs’ vaunted defense, which had rounded into elite form late in the season, struggled to slow down Ole Miss quarterback Trinidad Chambliss in the second half.
The Division II transfer turned portal gem went 30-for-46 for 362 yards and two touchdowns, repeatedly escaping pressure with magical scrambles and hitting big plays to receivers like Harrison Wallace III (156 yards, TD) and De’Zhaun Stribling (122 yards).
Chambliss’ 40-yard completion in the final seconds set up the decisive kick. Georgia forced some stops but allowed Ole Miss to outscore them 20-10 in the fourth, avenging the Rebels’ regular-season loss in Athens.
4. Special Teams and Late Execution Proved Costly
Kirby Smart’s aggressive calls — including a successful fake punt that led to points — kept Georgia in control early. But in the end, execution faltered: a missed facemask non-call aided a drive, a fumbled kickoff return led to a safety, and chaotic laterals on the final play sealed the defeat.
Kicker Peyton Woodring was solid, but the inability to punch in a touchdown from close range late forced a tying field goal instead of a potential lead.
Small mistakes in a thriller like this were magnified against a hot Ole Miss team playing with house money.
5. End of an Era? Questions Loom for 2026
This marks back-to-back playoff quarterfinal exits for Georgia, a stark contrast to the dominant 2021-2022 title runs.
With key departures looming on both lines and in the secondary, plus the transfer portal churning, Kirby Smart faces a rebuild to sustain the Bulldogs’ elite status in an expanding SEC.
The young core — led by Stockton, Frazier, and emerging defenders — provides optimism, but falling short against a resilient Ole Miss squad (now heading to the Fiesta Bowl semifinal) underscores the razor-thin margins in today’s college football landscape.
Final Word
Dawg Nation will process this one for a while, but the foundation remains strong in Athens. On to recruiting and the offseason. Go Dawgs.
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With the new year upon us, we’re tracking the key laws passed during the 2025 Georgia General Assembly session that take effect on January 1, 2026 or later in the year.
These changes, signed into law by Governor Brian Kemp, impact areas like taxes, homeownership, insurance, vehicles, courts, health services, and more.
They generally focus on consumer protections, government efficiency, and professional standards.
New Georgia Laws for 2026
Here are some of the most notable ones affecting Georgians:
Tax and Financial Changes
- State income tax rate reduction — Georgia’s flat individual income tax rate continues its phased decrease (as part of multi-year reform), dropping further toward a target of 4.99% by January 2027. This applies to taxable years beginning on or after January 1, 2026.
- Catastrophe savings accounts — All Georgia taxpayers can now open a single designated “catastrophe savings account” for disaster-related expenses, with contributions and interest deductible from state taxable income.
Homeownership and Consumer Protections
- Automatic HVAC warranty transfer (Georgia Act 285) — Manufacturer warranties on certain HVAC systems will automatically transfer to new homeowners when a house is sold. This applies to units sold or installed starting January 2, 2026, and manufacturers cannot require registration for validity.
- Extended insurance notice period — Homeowners receive stronger protections: insurers must provide 60 days’ notice (up from 30 days) before canceling or non-renewing a policy.
Vehicles and Transportation
- “America First” specialty license plate — A new tag featuring the U.S. flag and phrase “America First” becomes available, with proceeds benefiting the state’s general fund.
- Updated temporary operating permits and vehicle booting rules — Private property owners gain authority to boot trespassing vehicles (if local rules allow), with required warning signs posted. Businesses also get streamlined digital access to Department of Revenue vehicle data for faster temporary plates and reduced fraud.
Courts and Legal Processes
- Digital recording in courts — Certain court proceedings can now use digital recordings instead of live court reporters for transcripts, aiming to improve efficiency.
- Litigation financing regulations (Georgia Courts Access and Consumer Protection Act) — Third-party litigation funders must register with the state, with prohibitions on involvement from foreign adversaries and new consumer protections (full requirements effective January 1, 2026).
Health, Professional Services, and Other Updates
- Teledentistry authorization — Dentists can provide care via telemedicine, with dental benefit plans required to cover it (regulated by the Georgia Board of Dentistry).
- Public Accountancy Act of 2025 — New pathways created for becoming a Certified Public Accountant (CPA), including easier transfers for out-of-state professionals.
- Solid waste facility rules (Georgia Act 259) — Outdated definitions removed, and applicants for new or modified waste facilities (e.g., landfills) must prove compliance with local zoning/land-use rules.
- Behavioral health oversight shift — Responsibility for substance abuse and behavioral health programs transfers from the Department of Community Health to the Department of Behavioral Health and Developmental Disabilities.
Additionally, updated building codes (including the 2024 International Building Code, Residential Code, and others with Georgia amendments) take effect January 1, 2026, impacting construction and permitting statewide.
Many other changes streamline state systems or update professional licensing, but these stand out for their broad impact on everyday Georgians. Note that several major updates (e.g., school device restrictions, further tax tweaks) take effect later in 2026, often July 1.
For the full list of enacted bills, check the Georgia General Assembly website or the Governor’s Office signed legislation page. If you’re affected by any of these (e.g., buying a home, filing taxes, or dealing with insurance), consult a professional for personalized advice.
Stay tuned for more Atlanta-focused coverage as these laws roll out! What change are you most curious about? Let us know in the comments.
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The Busy Bee Cafe, a beloved Atlanta institution known for its legendary fried chicken and other soul food staples, is expanding once again. The restaurant has announced plans to open its third location in downtown Atlanta’s bustling Centennial Yards development.
The new outpost will be located at The Mitchell residential tower, 125 Ted Turner Drive SW.
“As we continue to build Centennial Yards into Atlanta’s next great neighborhood, we’re extremely proud to welcome The Busy Bee, a legacy restaurant that represents the very best of Atlanta’s history, and hospitality,” Brian McGowan, President of Centennial Yards Company, said in a press release. “This lease underscores our vision to create a district that is authentic to Atlanta, where global entertainment meets local culture.”
Busy Bee Opening at Centennial Yards
Unlike the traditional sit-down experiences at its other spots, this location will feature a quick-service format paired with a full bar program, making it ideal for the fast-paced downtown crowd.
This marks the latest chapter in Busy Bee’s growth. Founded in 1947 by self-taught cook Lucy Jackson on Martin Luther King Jr. Drive, the cafe has long been a cornerstone of Atlanta’s culinary and cultural scene.
It earned the prestigious James Beard America’s Classics Award in 2022 and has hosted everyone from civil rights leaders to celebrities.
Owner Tracy Gates has carefully stewarded the restaurant’s legacy since taking over in the late 1980s.
The original location remains a go-to for soul food classics, while a second full-service spot is set to open this spring in Atlantic Station, complete with patio seating and an expanded menu.
The Centennial Yards location promises to bring Busy Bee’s signature flavors — think crispy fried chicken, collard greens, and peach cobbler — to the heart of downtown, with the added convenience of quick service and cocktails.
“The Busy Bee has always been about love, tradition, and doing things the right way – slow, from scratch, and with care,” said Gates, in a statement. “Centennial Yards lets us honor our Downtown Atlanta roots while welcoming new guests to the neighborhood.”
No opening date has been announced yet, but the move is poised to energize the growing Centennial Yards neighborhood.
Stay tuned for updates as this exciting expansion buzzes closer to reality!
Final Bite
Busy Bee is one of the best black restaurants in Atlanta, and there are plenty others. If you like barbecue, see our list of the Best Atlanta BBQ Restaurants.
As for eateries below I-20, these Southside Atlanta restaurants have developed quite a following.
The craze hasn’t escaped metro Atlanta’s food and drink scene, which has seen a bar explosion in recent years.
Got an event or know of something opening in and around Atlanta? Holla: CJ@AtlantaFi.com. See what’s poppin’ in the ATL! Subscribe to our news alerts here, follow us on Twitter and like us on Facebook.
Here Are The Best New Restaurants In Atlanta
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A recent policy update from the United States Postal Service (USPS) has sparked widespread alarm among voting rights advocates, election officials, and everyday Georgians who rely on mail-in ballots.
Effective December 24, 2025, the USPS has revised its definition of a postmark.
Under the previous system, mail deposited at a local post office or dropped into a blue collection box was typically postmarked with the date of deposit.
Post Date Change Raises Concerns Over Future Mail-In Voting in Georgia and Beyond
Now, the official postmark will reflect the date the item is first processed by automated equipment at a regional processing center — which can be several days later.
For example, if a voter drops off a mail-in ballot on a Tuesday but it isn’t scanned at the regional facility until Thursday, the postmark will show Thursday rather than Tuesday.
This shift could have significant implications for states like Georgia, where election deadlines and ballot acceptance rules often hinge on postmark dates.
The change has far-reaching implications for voters who use mail-in ballots.
In November 2025, the Supreme Court agreed to hear arguments from a legal team associated with former President Donald Trump seeking to prevent states from counting mail-in ballots received after Election Day, even if properly postmarked by the deadline.
If the Court rules in favor of that position, ballots bearing a later postmark due to processing delays could be rejected in some jurisdictions, potentially invalidating valid votes.
Local election experts in Georgia note that the state already has strict rules: absentee ballots must be postmarked by Election Day and received within three days after.
The new USPS policy could create unintentional delays that push ballots past acceptable windows, particularly in rural areas or during high-volume periods.
“This isn’t just about voting — it could affect tax filings, legal documents, payments, and more,” said one Atlanta-based election attorney who requested anonymity to speak freely about ongoing litigation concerns. “But the timing and potential impact on mail-in voting are what have people most worried.”
The USPS has not publicly commented on the policy change in relation to elections, describing it internally as a move to standardize processing across its network of regional centers.
However, critics argue the change disproportionately affects voters who depend on mail-in options, including seniors, people with disabilities, overseas citizens, and military personnel.
In response to the growing discussion, some Georgia voters are already adjusting their behavior.
Several commenters on social media said they plan to hand-deliver ballots to their county election office or stand in line at post offices to request an immediate hand-stamped postmark — a practice some believe may still bypass the automated processing rule.
Voting rights organizations in Atlanta, including the Georgia Coalition for the People’s Agenda and Fair Fight Action, are monitoring the situation closely and urging residents to return ballots as early as possible or use in-person early voting options when available.
As Georgians head into what promises to be a contentious election cycle, this seemingly technical USPS change has become a flashpoint in the ongoing national debate over election integrity, access, and administration.
For the latest updates on voting rules in Georgia, visit the Secretary of State’s website at sos.ga.gov or contact your local county board of elections.
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In a heartwarming holiday announcement that captured national attention, NBA Hall of Famer and Atlanta-area resident Shaquille O’Neal has been promoted to Chief of Community Relations with the Henry County Sheriff’s Office, effective Christmas Day.
The surprise promotion was revealed live during ESPN’s Christmas edition of “NBA Tip-Off” by Sheriff Reginald B. Scandrett, who presented O’Neal with a special plaque recognizing his years of dedicated service.
NBA Legend Shaquille O’Neal Promoted to Chief of Community Relations for Henry County Sheriff’s Office
The elevation from his previous role as Director of Community Relations comes after nearly five years of impactful outreach that has strengthened ties between law enforcement and residents across the county, located just 30 miles southeast of Atlanta.
Under O’Neal’s leadership, the Sheriff’s Office has participated in approximately 370 community events, reaching more than 42,000 people, distributing over 25,000 meals to families through programs like Thanks4Giving, and providing 15,000 gifts to children.
Initiatives such as the Shaquille O’Neal Sports Spectacular Summer Camp, holiday meal distributions, Shop With a Deputy events, and the popular Ride4Unity motorcycle gathering have created meaningful connections and built lasting trust.
Sheriff Scandrett praised O’Neal’s contributions, stating that public safety thrives when law enforcement and the community work hand-in-hand. Captain Deon L. Wallace echoed the sentiment, saying, “I couldn’t be more proud of Shaquille,” highlighting their strong friendship and shared commitment to service.
O’Neal, often referred to as “Dr. Shaquille O’Neal” following his earned doctorate, responded to the honor with his trademark humor: “That’s how you address me from now on, as Big Chief.”
The NBA icon, who owns multiple homes in the McDonough area and has deep business ties in metro Atlanta (including Papa Johns and Krispy Kreme franchises), has long used his platform for good. His law enforcement background includes reserve officer service in Miami, Los Angeles, and Doral, Florida.
In Henry County, he’s gone beyond events to provide direct aid, such as donating shoes to schoolchildren, supporting families after tragedies, and even offering rewards for information leading to fugitive captures.
“Public safety works best when the community and law enforcement work together,” O’Neal said in a statement. “This role is about being present and creating opportunities for our youth and families. I’m honored to serve Henry County in this way.”
The promotion underscores the Sheriff’s Office’s belief that strong relationships are key to effective policing, prevention, and cooperation.
As one of the most recognizable figures in sports steps up his local commitment, Henry County residents are celebrating a true hometown hero making a difference off the court.
Stay tuned to AtlantaFi.com for more stories celebrating our community’s leaders and positive developments in the metro area.
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Metro Atlanta shoppers are choosing to skip the holiday traffic and have select Walmart items delivered right to their yards.
The deliveries, which can take only minutes, is due to a new drone delivery service that quietly launched a few months ago.
Walmart Shoppers Can Use Drones for Deliveries
In partnership with Wing (an Alphabet company), Walmart began offering ultra-fast drone delivery on December 3, 2025, making Atlanta the first city in a major five-city expansion that will also include Charlotte, Houston, Orlando, and Tampa.
The rollout is part of an ambitious plan to bring drone delivery to 100 additional Walmart stores nationwide by 2026.
The service is currently available from six participating Walmart Supercenters across the metro area:
- Woodstock (12182 GA-92, Woodstock, GA 30188)
- Conyers
- Hiram
- Dallas
- McDonough
- Loganville (4221 Atlanta Hwy, Loganville, GA 30052)
Customers within a 6- to 8-mile radius of these stores can order eligible items through the Walmart website/app or the dedicated Wing Drone Delivery app.
Orders are prepared at the store, loaded onto Wing’s automated drones, and flown at approximately 60 mph while cruising about 150 feet above the ground. The average flight time is five minutes or less, with the drone gently lowering the package to a designated spot in your front yard, backyard, or driveway—no handoff required.
Eligible items are limited to those under 2 pounds (some sources note up to 2.5 pounds), including:
- Groceries such as ice cream, fruit, eggs, and frozen treats
- Pet treats and household essentials
- Over-the-counter medicine
- Last-minute gifts and small household goods
Heavier items like paint or large bags of dog food aren’t suitable for drone delivery yet. Walmart+ members enjoy the service with no added delivery fees, and real-time tracking is available through the app.
“Atlanta is a powerhouse in aviation, and we’re bringing the same spirit of speed and efficiency to thousands of Walmart customers across the Metro just in time for the busiest season of the year,” said Heather Rivera, Chief Business Officer at Wing. “This launch is a critical next step in our significant expansion, turning drone delivery from novelty to norm as residents make drone delivery part of their everyday shopping.”
Local leaders welcomed the innovation. In Woodstock, where the launch event took place, Mayor Michael Caldwell remarked: “Innovation has always been at home in Woodstock, and today’s inaugural flight of Walmart and Wing’s drone delivery service puts our city at the center of what’s next.”
The service builds on Wing and Walmart’s success in the Dallas-Fort Worth area, where thousands of orders are delivered weekly.
With Metro Atlanta’s dense population and notorious traffic, officials say drone delivery offers a practical solution for forgotten ingredients, urgent essentials, or last-minute holiday needs.
Residents interested in checking eligibility or joining the waitlist for future expansion areas can visit wing.com/atlanta.
As the holiday season continues and the new year approaches, this high-tech option is giving Atlanta shoppers one more way to make errands quicker—and a little more futuristic. Stay tuned for further expansion as more stores join the network in the coming months.
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As the Peach State continues to solidify its status as a global filmmaking powerhouse, Atlanta stands at the epicenter of it all. Dubbed “Y’allywood,” the city boasts over 4 million square feet of soundstage space across Georgia, drawing in blockbuster franchises, independent gems, and everything in between.
With diverse landscapes from urban skylines to lush forests, a robust tax incentive program, and a skilled local crew base, Atlanta’s film industry generated billions in economic impact last year alone.
This year marks another milestone: the full launch of Trilith Studios’ second phase, expanding its already massive footprint. From Marvel’s superhero spectacles to Tyler Perry’s heartfelt dramas, here’s our roundup of the top film studios fueling Atlanta’s cinematic boom.
These facilities aren’t just sets – they’re economic engines, employing thousands and transforming neighborhoods.
1. Trilith Studios: The Marvel Machine
Nestled on a sprawling 700-acre campus in Fayetteville just south of Atlanta, Trilith Studios (formerly Pinewood Atlanta) reigns as Georgia’s largest production facility – and the biggest outside Hollywood.
With 32 state-of-the-art soundstages and a 400-acre backlot featuring everything from New York streets to Wakandan palaces, it’s the go-to for tentpole projects.
Marvel Studios has made it a second home, filming hits like Black Panther, Avengers: Endgame, and Spider-Man: No Way Home here.
Recent productions include James Gunn’s Superman and the sci-fi epic The Electric State. The Prysm Stage, a cutting-edge virtual production volume akin to The Mandalorian’s LED walls, allows for real-time CGI wizardry.
Beyond filming, Trilith doubles as a creative community with shops, restaurants, and even a Samsung Onyx LED cinema. As president Rob Parker told the Atlanta Journal-Constitution, it’s designed to be an “international attraction” that serves filmmakers and locals alike.
In 2025, expect even more expansions to keep the superhero cape-wearing crew buzzing.
2. Tyler Perry Studios: Empire of Storytelling
Photo credit: Tyler Perry / Instagram No list of Atlanta studios is complete without Tyler Perry’s 330-acre behemoth at the former Fort McPherson site in southwest Atlanta.
Acquired in 2015, this self-contained wonderland includes 12 soundstages, a replica White House, a military compound, and fully built-out neighborhoods – all ready for instant transformation.
Perry’s vision has hosted his own empire of films like Madea’s Family Reunion and series such as House of Payne, plus outsiders like Marvel’s Hawkeye and game shows including Family Feud.
What sets it apart? Perry’s commitment to diverse storytelling and opportunity. The studio employs over 500 locals and offers tours that peel back the curtain on production magic.
As Perry himself says, it’s about “creating a space where dreams can live.” In 2025, with new seasons of The Oval in the works, it’s a testament to Black excellence in Hollywood’s southern outpost.
3. Assembly Studios: Innovation on the Perimeter
Opened in 2021 in Doraville, Assembly Studios Atlanta is the fresh face of the city’s studio scene – a 200-acre complex with 19 soundstages, four filmable building facades, and ample support for base camps and greenrooms.
Owned by Gray Television, it’s engineered for efficiency, cutting down on Atlanta’s infamous traffic woes by keeping productions close to urban exteriors. Recent tenants include Seth MacFarlane’s Ted series and CBS’s Beyond the Gates.
Its one-stop-shop vibe – from superior infrastructure to on-site services – makes it ideal for mid-sized TV and film shoots. As Atlanta’s film boom accelerates, Assembly’s proximity to Hartsfield-Jackson Airport positions it as a logistics dream for international crews.
4. Shadowbox Studios: Blockbuster Backlot Bliss
Just minutes from the airport in Ellenwood, Shadowbox Studios spans 100 acres with nine soundproofed, air-conditioned stages, expansive workshops, and a three-acre backlot perfect for exteriors.
This independent powerhouse has hosted monster-sized hits like Godzilla: King of the Monsters and Jumanji: The Next Level, proving its chops for high-octane action.
With no party walls between stages and flexible power setups for trucks and catering, it’s built for scalability.
Shadowbox’s 850,000 square feet of cutting-edge space emphasize accessibility – private jets land just 20 miles away. In a city where every minute counts, its design ensures productions “flourish” without a hitch.
5. Athena Studios: The New Kid on the Block
Launched in Buford with a sleek, modern aesthetic, Athena Studios is Atlanta’s rising star for versatile shoots. Boasting purpose-built soundstages and backlots, it welcomed its first major production in March 2024 and hasn’t slowed down.
discoveratlanta.com From indie features to franchise extensions, its flexible layout handles big and small with ease.
What makes Athena stand out? Its focus on innovation and community, offering workshops for emerging talent. As Atlanta’s infrastructure grows, expect this studio to snag more high-profile gigs in 2025.
Why Atlanta’s Studios Are Thriving
These top-tier facilities are more than concrete and lights – they’re the backbone of an industry that’s pumped over $10 billion into Georgia’s economy since 2015.
The Georgia Film Office, established in 1973, continues to lure projects with a 30% transferable tax credit, while local crews number in the tens of thousands. Challenges like post-strike slowdowns?
Atlanta’s bounced back stronger, with virtual production tech like Trilith’s Prysm Stage leading the charge.
Final Word
Looking ahead, 2026 promises even more: expansions at Assembly and new indie hubs like Areu Bros. Studios, the nation’s first Latino-owned lot adjacent to Tyler Perry’s.
Whether you’re a filmmaker scouting locations or a fan spotting stars at Lenox Square, Atlanta’s studios remind us: the South is scripting Hollywood’s next chapter.
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Buying your first home in Atlanta can feel overwhelming, but the city’s vibrant neighborhoods, growing job market, and relatively balanced housing market make it an exciting time for beginners.
In this article, we’ll go over how to buy a house in Atlanta.
How Much Do You Need To Make To Buy A House In Atlanta?
According to recent data, the median home price in Atlanta is around $440,000. However, home prices can vary widely depending on the neighborhood and type of property you’re interested. If you’re a novice homeowner (or not), it’s best to do your homework on the front end.
Read our guide on how much home to afford.
Atlanta’s real estate market features the best of the Southeast, which means you’ll likely get plenty of land, but the prices continue to encroach upon what you’d find in the Northeast.
Thinking about buying a home this year? Here are a few factors you might want to consider:
Get Pre-Approved for a Mortgage
Shop lenders early. Get pre-approved (not just pre-qualified) to show sellers you’re serious. This involves a hard credit pull and providing documents like pay stubs, tax returns, and bank statements.
Popular loan options in Georgia:
- Conventional — Good credit needed.
- FHA — Low down payment (3.5%), flexible credit.
- VA/USDA — Zero down for eligible buyers.
Current mortgage rates are stabilizing around 6-7%, so lock in when it feels right.
There’s nothing like falling in love with a home you know you can’t afford. Places like Buckhead, Dunwoody, Fayetteville and Locus Grove have big homes but so are the mortgages.
Before you start looking for a house, it’s important to understand your financial situation. This includes knowing your credit score, saving for a down payment, and getting pre-approved for a mortgage.
Read our guide on how to get pre-approved for a mortgage.
Understand the Atlanta Market
The Atlanta real estate market is a volatile one in that it can trend in different directions throughout the year. It’s your job to stay on top of the changes.
Real estate markets can vary widely depending on location and economic conditions. Research the housing market in the area where you want to buy to understand pricing trends, inventory levels, and competition.
Research Neighborhoods and Start House Hunting
Atlanta’s diversity means options for every budget:
- Affordable starter areas — East Atlanta Village (EAV), Kirkwood, Capitol View, Sylvan Hills, or West End for charm under $400K–$500K with BeltLine access.
- Emerging value spots — Grove Park, Venetian Hills, or South Fulton for lower entry points and growth potential.
- Family-friendly suburbs — Areas like Douglasville, Jonesboro, or Stone Mountain for more space and lower prices.
Use sites like Zillow, Redfin, or Realtor.com, but drive neighborhoods to feel the vibe — walkability, schools, parks, and commute times matter in traffic-heavy ATL.
Make a Wish List
It’s important to get what you want out of your home. Some people need privacy; others need entertainment space.
Make a list of what you’re looking for in a home, including must-haves and nice-to-haves. This will help you narrow down your search and focus on properties that meet your criteria.
Attend open houses and private showings. Bring your agent to spot issues. When you find “the one,” your agent will help craft a competitive offer — include earnest money (1-2%), contingencies (inspection, appraisal, financing), and ask for seller concessions like closing costs.
In 2026’s market, you might negotiate repairs or price reductions, especially with longer days on market.
Hire a Real Estate Agent
A good real estate agent can be invaluable in helping you find the right home, negotiate a fair price, and navigate the buying process.
The best real estate companies take their time with you and provide excellent customer service all while making you feel heard and seen.
Get a Home Inspection
Once you’ve found a home you like, it’s important to have it inspected by a professional. This can uncover any potential issues with the property that could affect its value or your decision to buy.
A home inspection can provide peace of mind knowing that you’re making an informed decision about the condition of the property.
Overall, a home inspection is an important part of the home buying process that can help you make a more informed decision and avoid potential issues down the road.
Make an Offer
When you’re ready to make an offer on a home, your real estate agent can help you determine a fair price based on comparable sales in the area and other factors. They can also guide you through the negotiation process.
Secure Financing
Once your offer has been accepted, you’ll need to finalize your mortgage. This involves providing documentation to your lender, getting an appraisal, and completing the underwriting process.
Close on the House
The final step in buying a house is the closing process, where all the necessary paperwork is signed, and the ownership of the property is transferred to you. This usually involves paying closing costs and fees, so be prepared for these expenses.
Closing takes 30-45 days. Bring a cashier’s check for down payment/closing costs. You’ll sign mountains of paperwork, get the keys, and celebrate!
Final Atlanta Tips for Beginners:
- The market is more balanced than last year — inventory is up, and homes sell closer to list price.
- Factor in Atlanta-specifics like traffic, MARTA access, and flood zones in some areas.
- Work with professionals — agent, lender, inspector — to avoid costly surprises.
Final Thought
Buying a home is a wonderful experience when you think about the dream of homeownership and its many benefits.
The process of buying a house can vary depending on your individual circumstances, so it’s important to do your research and work with professionals who can help guide you through the process.
Atlanta has one of the best real estate markets in the country, with affordable housing in every quadrant of the city. Large backyards, manicured parcels and strong neighborhoods with ample dining amenities make it one of the top places for transplants.
Not to mention that the city’s dining scene is the best in the Southeast. Looking for a home? Check out our Real Estate Resource Page.
Keep up with what’s going on in Atlanta’s real estate scene here with our Apartment Guide.
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Foreclosures can offer significant discounts, often 20-40% below market value, making them a powerful tool for building wealth through rentals, flips, or personal residences. However, they’re not for beginners. The process involves unique risks, competition, and Georgia-specific rules. In this guide, I’ll walk you through the steps.
Buying a foreclosure in Atlanta, Georgia, can pay off with a little persistence.
With the local real estate market teetering on unaffordability you can be sure to find several foreclosed properties in the area for sale right now.
What makes a foreclosure so attractive? Well, the primary draw is that these homes are cheaper than market value, so they are very attractive to people looking to get into home investing.
How To Buy A Foreclosure: Everything You Need To Know
This article will tell you everything you need to know about buying a foreclosure.
What Is A Foreclosure?
A foreclosure is a process in which the deed holder of a property seeks to take ownership of it, usually due to unpaid debt.
Here’s how a foreclosure typically works: For one reason or another, a distressed homeowner finds himself or herself in danger of defaulting on their mortgage. When a mortgage payment or perhaps several payments is missed, the bank sends the homeowner a notice of trustee’s sale.
Because the debtor loses possession — and rights — to the home, the lender will look to sell the home under its value.
This makes the home especially attractive to investors. Meanwhile it is an understandably emotional transaction for the previous owner.
Pros and Cons of Buying Foreclosed Homes
Pros:
– Deep discounts in hot Atlanta markets.
– Potential for high equity gains, especially in revitalizing areas.
– Less competition than traditional sales in some cases.Cons:
– Sold “as-is”—major repairs common (e.g., mold, plumbing issues from neglect).
– Limited inspections, especially at auctions.
– Title risks (liens, back taxes).
– Cash often required for auctions; financing trickier for distressed properties.Is It Smart To Buy A Foreclosed Home?
Buying a foreclosed home is a great way to get a property for less money than it’s worth. Buying a home in pre-foreclosure — meaning, before it enters the foreclosure phase — may be when the owner is at their most motivated state.
That being said, the wisdom in buying a foreclosure rests entirely with your plans to profit from it. If you don’t have a plan, then buying a foreclosure may be a terrible idea, especially if you don’t get a home inspection done.
Now let’s go over some steps you need to buy a foreclosure. There are three ways you can buy one:
But first, you need to know where the foreclosures are U.S. foreclosure filings are down across most of the U.S., but they’re up double digits in these cities:
- Baton Rouge, Louisiana (43%)
- Atlanta, Georgia (up 25%)
- Salt Lake City, Utah (up 17%)
- Orlando, Florida (up 16%)
- Portland, Oregon (up 16%)
Now, if you live in one of these cities, all you need to do is get a foreclosure filings list to see the properties. Let’s go over the three ways you can buy a foreclosure:
In Pre-Foreclosure
If you learn that a home is in pre-foreclosure, that means that the bank or lender has notified the homeowner that they plan to foreclose on the property.
This creates a motivated seller. If you happen to approach the homeowner about selling the property, you can get it for a good price.
The key to buying a pre-foreclosure home is to get while the owner still has control. Once the property goes into foreclosure, the owner loses all rights and you have to deal with the bank.
What’s different about buying a home in pre-foreclosure is that, you typically have to pay the following:
- Loan balance
- Any liens on the property
- homeowners insurance
After that, you take over possession of the home from the seller. Again, remember to handle the transaction with all due care, dignity and respect.
Where To Find Pre-Foreclosure Homes
You can find real estate listings that will show you plenty of pre-foreclosure homes.
You may also try to get the a distressed property at foreclosure. Let’s talk about it:
At Foreclosure Auction
A foreclosure auction often takes place on the courthouse steps. The Sheriff conducts the auction and ensures that order takes place.
A bailiff or another official may preside over proceedings, reading out properties from a foreclosure list. All you have to do is be present and bid on the properties to participate.
Be wary of some foreclosures if you haven’t done your research or driven by the properties. Many of them are uninhabitable and may required extensive repairs.
If you end up buying a money pit, you’d better have a plan. That’s because once you buy a foreclosure, you’re liable for all expenses related to the home.
Bank-Owned Property
You may choose to buy a property straight from the lender. This is typically considered a bank-owned property.
The bank has a right to hold onto a property as long as possible, so be aware that sales often take months and maybe even years.
Where To Find REO Properties
- Familiarize yourself with the Multiple Listing Service (MLS), which has a list of REO properties.
- Contact Realtors: Real estate agents know where all the REOs are in any given area.
- Go online and Google search “REOs near me” to find listings in your area.
With any real estate transaction, make sure you get in touch with a real estate attorney so that you’re protected legally.
Final Thoughts
When you buy a foreclosure, you have to purchase it with cash, so you should make sure that your money is right.
Ether you have to put together a plan to save or take out a loan. Either way, you need to have cash money. So here’s my closing advice: Count the cost.
Atlanta has one of the best real estate markets in the country, with affordable housing in every quadrant of the city. Large backyards, manicured parcels and strong neighborhoods with ample dining amenities make it one of the top places for transplants.
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