The story of this market
The typical home in Decatur, Georgia sells for about $282,763, or $250 per square foot.
Prices are down 5.2% from a year ago, which gives buyers more room to negotiate. Homes take about 37 days to sell. HUD's fair market rent for a two-bedroom is $1,788 a month.
Monthly price momentum
Home values since 2015
+1.1%
GA · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Decatur, Georgia
Decatur's housing market shows signs of stabilization following a period of price adjustment, with demand remaining supported by the city's high quality of life and school system. While median prices have seen a year-over-year decline, the market remains competitive for well-priced inventory. The city's focus on sustainable, high-density development continues to attract professional residents and families.
No ARED county foreclosure postings attributed to Decatur yet — the verified ledger covers every county the foreclosure ingest has read, attributed by published city area. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Deterministic aggregate of 5 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Median prices moved up 2.9% year over year.
Homes spend a median of 67 days on market with 2.7 months of supply — a fast-moving market.
6% of listings have cut prices · homes sell at 68.77% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.5% · poverty 6.2% — a stable, low-distress profile.
The amenity base that shapes daily life and property demand in this city — what residents actually live with, and what the pipeline is adding.
The historic heart of the city, featuring a dense concentration of independent restaurants, boutiques, and community gathering spaces. It serves as the primary social and economic anchor for residents.
A major municipal park offering athletic fields, swimming facilities, and walking trails. It is a key recreational asset for families and active residents.
A private liberal arts college that contributes significantly to the city's cultural and intellectual life. Its campus provides green space and public event programming.
A major retail hub serving the broader area with a variety of grocery, dining, and service options. It is a vital commercial convenience for local residents.
Decatur is an ideal fit for families seeking high-quality public schools, professionals who value a walkable urban lifestyle, and those who prioritize transit access to Atlanta. The city's strong sense of community and historic charm also attract downsizers looking for a vibrant, amenity-rich environment. Investors find the market attractive due to consistent demand and low vacancy rates, though entry prices are high.
The City of Decatur Schools system is highly regarded and serves as a primary driver of residential demand in the area. The district is known for high academic achievement, strong parental involvement, and a rigorous curriculum that consistently outperforms state averages. Its reputation for excellence is a cornerstone of the city's appeal to families.
The city is served by the MARTA heavy rail system, with stations providing direct access to downtown Atlanta and the airport. The street network is highly walkable, and the city actively promotes multi-modal transportation through infrastructure investments. Commute profiles are generally favorable due to the central location and transit connectivity.
The city features a robust amenity base centered around the historic Decatur Square, which serves as a hub for dining, shopping, and community events. Numerous parks, such as Glenlake Park, provide extensive green space, athletic facilities, and trails for residents. The presence of institutions like Agnes Scott College adds cultural depth and additional recreational opportunities to the urban fabric.
The rental market in Decatur is deep and competitive, supported by a mix of professional tenants and students from nearby institutions. Vacancy rates remain low, reflecting the city's desirability and limited supply of new rental inventory. Rent trajectories have shown moderate growth, with a strong presence of both long-term residential rentals and professional-grade apartment communities.
Decatur's economy is anchored by professional services, education, and institutional sectors, with major employers including Emory University and Agnes Scott College. The city maintains a high density of small businesses and professional offices, contributing to a stable and diverse economic base. Momentum is driven by the city's reputation as a premier urban destination within the Atlanta metro.
Decatur exhibits strong economic momentum driven by its dense, walkable commercial districts and proximity to major regional employers like Emory University and the CDC. The city's strategic plan, 'Destination: 2030,' focuses on sustainable infill development and maintaining the character of its historic neighborhoods. Infrastructure investment remains a priority to support the city's high-density, transit-oriented growth model.
Development is guided by the 'Destination: 2030' strategic plan, which emphasizes sustainable growth, affordable housing, and the preservation of neighborhood character. Current projects focus on infill development and the enhancement of existing commercial districts. The city maintains a proactive approach to managing growth while protecting its historic urban fabric.
Parcels in Decatur are subject to City of Decatur municipal taxes and the City of Decatur Schools district levy. Additional special districts may apply for specific infrastructure or community improvement projects as authorized by the city council.
Decatur maintains a reputation for safety relative to the broader Atlanta metropolitan area, though urban property crime remains a standard focus for local law enforcement. The city utilizes community-oriented policing strategies to maintain its walkable, family-friendly environment. Regional comparisons consistently place Decatur as a lower-crime alternative to many surrounding urban centers.
Decatur faces standard urban climate risks, primarily related to localized stormwater management and occasional severe weather events common to the Georgia Piedmont region. The city actively manages flood-prone areas through infrastructure planning and zoning regulations. Insurance markets remain stable, though property owners should verify specific flood zone designations for individual parcels.
Property insurance in Decatur is influenced by regional hazard profiles, including storm and flood risks. Market health is stable, though premiums reflect the broader Georgia insurance environment. Homeowners are encouraged to maintain adequate coverage based on current replacement costs.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Georgia) — Homestead Exemption: Provides a reduction in the assessed value of the property; the state standard exemption is $2,000, which is subtracted from the assessed value before the millage rate is applied. State (Georgia) — Ad Valorem Property Tax Assessment: Taxable tangible property is assessed at 40 percent of its fair market value. The formula for tax due is: ((Fair Market Value * 0.40) - Exemptions) * Millage Rate. City (Decatur, Georgia) — City of Decatur Property Tax: The tax is calculated by multiplying the assessed value of the property (40% of fair market value) by the city millage rate. Exemptions include the homestead exemption for primary residences as provided by state and local law.
Researched annual trajectory for this city, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical -3.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this city's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 5.3%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Data retrieved from US Census Bureau QuickFacts and Data.census.gov profiles.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
applies when — Parcels undergoing construction, renovation, or site development.
Obligation to pay fees for building permits, plan reviews, and inspections as established in the annual Development Fee Schedule.
Current schedule effective July 1, 2023.
applies when — Parcels used for short-term rental purposes.
Requires registration, compliance with occupancy limits, and adherence to specific operational standards defined in the city code.
Regulated under the Unified Development Ordinance.
applies when — Parcels located within designated local historic districts.
Requires Certificate of Appropriateness for exterior alterations, additions, or new construction to ensure architectural compatibility.
Regulated under the Unified Development Ordinance.
Imposes requirements for tree protection, replacement, and canopy conservation during construction or site modification.
Enforced under the Design, Environment and Construction department.
Governs zoning, land use, subdivision standards, and development requirements for all residential parcels.
Codified in the City of Decatur Code of Ordinances, Part IV.
A 4-tier fee system based on the property's impervious surface area. For single-family residential: 0-2,499 sq ft ($85/year); 2,500-3,999 sq ft (0.7 ERU, $148.75/year).
Adopted March 1, 2021; effective per the Storm Water Master Plan.
The tax is calculated by multiplying the assessed value of the property (40% of fair market value) by the city millage rate. Exemptions include the homestead exemption for primary residences as provided by state and local law.
Annual levy; administered via the City of Decatur tax office.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.