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A Deep Dive into the Data That’s Reshaping Our Neighborhoods
Remember when we said that the Silver Tsunami was coming to DeKalb County? Well, grab your calculators, because we’re about to drop some numbers that will make you rethink everything you know about our local real estate future.
## The Gray Scale: DeKalb County Georgia by the Numbers
Let’s cut to the chase with some eye-opening stats:
– 13.2% of DeKalb’s population is currently 65+
– That’s approximately 96,000 seniors calling DeKalb home
– By 2030, this number is projected to jump to 20%
– The median age of homeowners in established neighborhoods like Druid Hills and North Decatur? A surprising 58 years
## Where Are All These Wise Souls Living?
DeKalb’s senior population isn’t evenly distributed. Here’s the neighborhood breakdown:
### Senior Concentration Hotspots:
1. **Dunwoody/North DeKalb**
– 18% of residents 65+
– 70% have lived in their homes 20+ years
2. **Druid Hills/Emory Area**
– 16% of residents 65+
– Average homeownership duration: 24 years
3. **Tucker**
– 15% of residents 65+
– 65% of senior homeowners mortgage-free
## The “Stay Put” Generation
Here’s something wild: Unlike their parents, Boomers aren’t exactly rushing to retirement communities. In DeKalb:
– 82% of senior homeowners prefer aging in place
– The average senior has been in their home for 23 years
– Only 8% plan to move in the next five years
– 73% have significant equity but limited liquid savings
## The Wealth Factor
Let’s talk money (because somebody has to):
– Average home equity for DeKalb seniors: $280,000
– Median home value increase since 1980: !!! 386% !!!
– Percentage of seniors with paid-off mortgages: 58%
– Average needed home updates per property: $42,000
## The Coming Crossroads – time to come out of the shell and make a move
Here’s where it gets interesting. In the next decade:
– 45% of DeKalb’s senior-owned homes will likely hit the market
– That’s roughly 43,200 properties
– Total estimated market value: $12.8 billion
– Average needed updates per home: $42,000 – that’s $1.8 billion in construction, repairs, updates and owner level maintenance
## What This Means for Different Areas
### Established, high-demand Neighborhoods (Druid Hills, Decatur)
– Higher concentration of aging homeowners
– Historic properties requiring significant updates
– Potential for luxury renovation opportunities and upselling to modern, elegant tastes
– Strong market fundamentals but aging housing stock – the land value is often the most significant value differentiator
### Established, value-purchase Areas (Stone Mountain, Lithonia)
– More diverse age demographics
– Lower property values but rising demand for “AT THE PERIMETER” value properties
– Greater potential for first-time buyers because the average prices are often lower than the metro Atlanta average
– More affordable renovation costs particularly “AT THE PERIMETER” with lots of quality, brick, concrete and even stone houses
### Suburban cities (Tucker, Dunwoody)
– Mix of aging and younger families
– Strong school districts maintaining values
– Popular with move-up buyers and often distinguishable by the quality and relative demand of each elementary school district
– Better maintained properties overall with many Homeowner Association neighborhoods and some country clubs
## The Hidden Stories in the Data
Beyond the percentages and dollar signs, there’s a human element:
– Many seniors have been in their homes since DeKalb was considered “the suburbs”
– They’ve witnessed Atlanta’s explosive growth firsthand
– Their properties often sit on larger lots than newer developments
– Many homes have untapped potential for modern updates, and are screaming with value
## What’s Next? (Because Data is Only Half the Story)
In our next post, we’ll explore how these demographics are affecting DeKalb’s housing stock – from mid-century ranches needing TLC to historic gems waiting for their next chapter.
## Key Takeaways for Different Readers
📈 **For Investors:**
– Focus on areas with highest senior concentrations – do your math, and get out and do some driving around (pssssttt…Buicks and awnings)
– Plan for renovation costs in acquisition strategy – if you don’t know how to do this math, then you aren’t an investor
– Consider aging-in-place renovations as a niche – this is a valuable segment of our local economy in Dekalb County, Georgia. Have you ever heard of “Personal Care Homes?”
🏡 **For Homeowners:**
– Understand your neighborhood’s demographic trajectory
– Plan for value impacts as properties turn over
– Consider timing for renovations or sales
🔍 **For Buyers:**
– Watch for opportunities in established neighborhoods
– Factor in renovation costs when house hunting
– Consider long-term demographic trends
*About the Author: Lee Taylor
25 years as a Georgia Realtor
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